build.bvmcontracting.com

Category: Home Renovation and Home Building Education

Everything You Need To Know About Residential Hydronic Heating
Before You Decide To Invest In A Radiant/Hydronic System, Read This Article!

Over the last 10 years radiant in-floor heating and hydronic heating has exploded as a must-have heating source for any new home build, home addition, or luxury home renovation project. BVM Contracting has seen first-hand how these systems operate and what the best practices are for installing a radiant in-floor heating system.

This article aims to enlighten home owners about what radiant in-floor (otherwise known as hydronic) heating is, the different options of radiant/hydronic heating, where it can be installed, and how to install it properly.
1. What is Radiant in-floor heating? (including components)
2. Where can I install radiant in-floor heating In my home?
  
  3. How is radiant in-floor heating installed?
  
  4. How is a radiant floor heated?
  
  5. What Are the different products that I can use to create a radiant in-floor heating system?
Radiant in-floor heating is best described as a heating solution that uses a heat transfer medium (such as water or a water glycol mixture) to transfer heat from its enclosed tubing (PEX) to various areas and surfaces of your home and property.

The process of heating involves the use of a boiler to provide the heating input to the system, and the heat transfer fluid is controlled by a system of pumps, actuators, and thermostats to make sure that the various areas of the house are being maintained at the desired temperature.

The picture shown outlines what components are needed in the process of creating a Hydronic/Radiant Heating system.

Hydronic Heating Components (not including boiler)
There are a wide range of applications for hydronic heating, which includes (but is not limited to:
- Basement floors
- Above grade floors (main/second floors)
- Baseboard heaters (i.e. Stelrad hydronic heaters)
- Towel warmers (pretty slick!)
- Exterior snow melt systems (driveways, walk-outs, porches, etc.)
- Indirect storage tanks (heated by boiler heat instead of gas or electricity, very efficient)
- Forced air heating (a radiant heat exchanger built into air handler to provide heating for forced air systems)
Basically, if you install a boiler you can run the entirety of your heating applications through it. If the boiler is efficient/condensing and uses natural gas you have yourself a very efficient heating system!

For the sake of keeping this article short we will dive deeper into the in-floor heating portion of hydronic heating, which will encompass the basement/above-grade/snowmelt systems. These are some of the more popular (and luxury) hydronic solutions so they are worth discussing further!

If you would like to learn more about the other options mentioned feel free to contact us to discuss further!
Radiant or Hydronic heating is installed very similarly in each of these areas, with only minor differences:
- Basements require an R10 (minimum) insulation layer for underslab application. A Expanded Polystyrene (EPS) insulation layer with PEX attachments is usually installed to create this layer so the heat travels up instead of sinking into the ground.
  
  Note that radiant in-floor heating is possible for overslab applications in homes where the basement slab is not being removed. There are low-profile panels that can be used to help maintain the height of the basement, but allow you to install the system properly and get some insulation value below the hydronic system.
- For the snowmelt system, this is installed with larger PEX piping and is a mixture of glycol and water to prevent freezing in the system. A snowmelt system requires a higher heating output from the boiler so the boiler will have to be designed properly by your HVAC designer in order to keep up with demand inside AND outside of the house. You will also want to install insulation for this system.
- For above grade floors, you do not require any insulation beneath (but is still recommended for maximum efficiency). You also usually need to complete what we call an overpour to allow the radiant pex piping to sit underneath a layer of concrete. This is done to prevent the PEX piping from being punctured or compressed so that a flooring layer can be installed properly. There is actually a way around doing the costly overpour with a new technology by a company called Warmboard (which is explained below).
In all three systems, you will require a layer of a medium with compressible strength (i.e. concrete) to protect the PEX. Each of these systems will also require a specific type of PEX with an oxygen barrier to prevent the accumulation of oxygen in the circulating loop (water = corrosion).
As eluded to above the best way to heat a hydronic or radiant system is through the use of a boiler system. There are three main options in this department depending on where the hydronic systems are installed:
- Combination (combi) boiler with multiple outputs (to use for hydronic and domestic hot water)
- Traditional boiler (usually used with indirect hot water tank)
The combination boiler route is usually a little less expensive, but will not be able to meet the demand when you are using hydronics for higher BTU output loops like snow melt or whole home hydronic heating. It is best to consult an HVAC design before setting budget numbers for this set-up.
There are a myriad of different products for different applications for in-floor and snow melt systems. To keep things simple I will outline the products by component to better outline the options:

Insulated PEX panels
- Hot Rocks Panels
- Isorad V2 Insulating Panels
- Ampex (by Amvic)
Above-grade panel solutions
- Warmboard-S
- Ecowarm Radiant Board
These solutions will reduce the need for costly concrete overpours.

Boiler Brands
- Worcester Bosch
- Veissmann
- Rheem
- Navien
No matter what brand and system (combi versus traditional) you end up with, make sure that it is a condensing, high-efficiency boiler system. Depending on the fuel input you might also want to consider a wall-mounted unit!
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.
March 3, 2021
Must Have Plumbing Upgrades For Luxury Home Builds
Make Sure You Include These Plumbing Upgrades For Your New Home Construction Project in Toronto

BVM Contracting has built custom home additions, new homes, and luxury homes in Toronto over the last decade, and have found that some of our clients didn’t understand how much they needed certain plumbing upgrades until it was too late. This article aims to educate home owners looking to complete a custom home project about all of the different options they have for their plumbing in their custom home. See the below list of upgrades and ideas to help make the water flow beautifully in your amazing new home!
1. Installing a Plumbing Manifold
2. Hot Water recirculation system
3. Radiant In-floor heating
  
  4. Pot-Fillers
  
  5. Frost-free Hydrants/Hose Bibs
  
  6. Bidets
Plumbing manifolds allow for isolation of domestic cold/hot/recirculated hot water in different zones of the house in the event of service/emergencies etc. without interrupting the entire system. This allows you to be able to shower while your laundry is being serviced for example!

This feature gives you rapid hot water at all fixtures (within 5-8 seconds) at all times at any fixture in your home. The way this is completed is by use of a recirculating pump that constantly circulates the hot water from the furthest points back to the hot water source. It is a highly recommended and excellent feature to have in any large custom home build.

Usually installed in basements, radiant in-floor heating provides a warm surface for normally cold surfaces like basement floors and tiled areas by use of recirculating hot water. This system is different from the hot water recirculation system because it is a closed, temperature-controlled system.

Once you feel the heat from a radiant floor you will be sold! Come visit one of our project sites to find out how a radiant floor feels!

Pot-fillers are an absolute must in any home, and they can look amazing! We recommend pot-fillers to all of our clients for the ease of use and aesthetics alike.

Frost-free hydrants/hose bibs are exterior water line terminations that prevent your water lines from freezing. These hydrants/hose bibs come as a cold water connection or can also come with a hot/cold connection.

The epitome of luxury, the bidet is the final recommendation for any luxury home plumbing fixture list. The functionality, comfort, and ease of using bidets makes it a front runner for any bathroom!

Are you looking for other ways to heat up your plumbing system in your custom home addition or new home build in Toronto? Reach out to us for a consultation to learn about more options for your home!

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.
February 3, 2021
Evaluating a “Fixer-Upper” Home in Toronto
Evaluating a Fixer-upper Home in Toronto
A Guide for First-Time Home Buyers and Real Estate Investors Alike to Evaluating a Property Before You Buy it

BVM Contracting is a general contractor that specializes in new home construction, custom home building, Home Additions, full interior renovations, and creating legal multi-unit properties in Toronto.

This article is meant to give anyone trying to buy a home that is in need of renovation the tools to evaluate the property (or properties) of interest. This method should be used anytime you are looking to avoid overspending and being put into a position where the cost of the home renovations were way higher than what you expected.

A large portion of this article will center around how BVM Contracting can help add value to Real Estate Agents and the buyers they work with to create a win-win for the transaction of buying a fixer-upper. We will go over the following topics in this blog:
Although this guide can be used by many different parties, we have seen a lot of traction from the following groups of people:
- Real Estate Agents (Buyer’s Agents specifically)
- First-time Home Buyers in Toronto
- Real Estate Investors in Toronto and the surrounding regions
- Buyers who would like to utilize the purchase plus improvement mortgage for financing their home
The fact of the matter is that if you want to live or invest in Toronto, you have to understand that the value of the homes is mostly based off land value now-in-days, so when you are paying $700 K, $800 K, $900 K, or even over a million dollars and the house is still in need of renovations this guide will help you in properly evaluating the investment.
Another realization that people need to make about the real estate market in Toronto is that it is competitive and the likelihood of a multiple offer scenario on less expensive homes (i.e. fixer-uppers) is very high. This means that as a Real Estate Agent or Buyer you have to waive certain “key” conditions if you want your offer to be competitive, one of which being a home inspection. Many times with the more run down houses in Toronto the seller will not have a home inspection at the risk that it comes back with a huge list of issues that detract people from putting in their best offers.

Just because you usually can’t get access home inspection doesn’t mean that you cannot inspect the house yourself and ask the right questions! Here are the list of some key considerations when completing your site visit:
- Determine when the house was built, your real estate agent should have access to that info.
- Determine if any HVAC equipment is rented or outright owned. This is usually included in the description of the listing but should be checked in the mechanical room if it is not obvious.
- What type of electrical is currently in place? Take a picture of the electrical panel and reference after your site visit to determine. If it is knob and tube it will need to be upgraded with any renovations
- What is the size of the water meter? To avoid water pressure issues you can usually find the water meter at the front foundation wall of the home in the basement (usually concealed in the wall)
- How old is the furnace/AC units? Try to find a model number on the units themselves and reference after the site visit. If the units are getting closer to 10 years old you will want to budget in the cost of new equipment.
- Take advantage of asking the seller questions if possible. If there is no indication of when the roof was replaced see if you can get your agent to ask about it. Same with any other questions about the property.
- See if the current seller has a survey of the property
- Determine if the walls/ceilings have insulation if possible (sometimes this isn’t possible and should be accounted as a cost until proven otherwise)
- If there is exposed foundation, determine if it is block or poured concrete and the thickness of the wall (try to get the measurement through a window opening)
- Run the taps to see how the water pressure is
- Check the furance/air handler to see if there is a duct cleaning sticker and see how long it has been since the last one
- Check to see if there is a back flow preventer and/or sump pump installed in the basement
- Determine if the basement is waterproofed, if there is a sump pump you can assume that it is but you can also check the exterior walls for a black plastic covering against the walls to confirm. The black covering is usually dimpled.
- Are there smoke/fire detectors installed? Are they hardwired?
- Check for exterior hose bib shut offs in the basement if the hose bibs are not frost-free hose bibs.
- See if you can determine the age of the windows in the house. Depending on the age they may need to be upgraded.
These are just some examples of questions, and the list can go on for a very long time. It also takes a lot of experience to look for all of these items so depending on your home/renovation acumen you may want to get outside help and complete a renovation consultation
With the amount of experience we have gathered over the years walking through fixer-upper homes, we have created a great procedure and value-added service for real estate agents and property buyers that allows you to gather a representative idea of the cost of renovations before making one of the largest investments of your life.

With our renovation consultation service, you can book us in to walk-through the site during your scheduled site visit, which allows you to not waste time in your decision-making on a home. We are able to turn-around estimates within 24 hours and will be able to work with you and your ideas to effectively build your wish-list for any property and give you a budget for the renovation work that is accurate and based on real numbers.

Please note that this consultation service is not meant to replace a home inspection, we take the perspective of a general contractor/project manager who would be bidding on the project and put pricing together that way so you know the actual renovation costs.

With the gap in the marketplace with this service, and with the speed/flexibility we have in doing these visits we are able to charge for this service. Although, since we are also able to offer home financing services through Ryan Meagher Mortgages, if you or your client works with us on the financing side we will be able to complete up to two visits at no charge to add value to the process of buying a home. The regular cost of this consultation service varies depending on the size of the home, but the range is between $250-$400 + HST.

We believe that the cost of doing these consultations is well worth it for buyers because it allows them to feel confident in making purchases on homes. Would you rather force your client to spend the maximum amount of money on a worn out home and be house poor, or would you like to give them to opportunity to do their due diligence and feel good about every submitting every offer? If you have built your real estate business based on value and referrals your answer is the latter every time!

Further than doing this consultation service for fixer-uppers and worn down homes, sometimes there are houses that are in decent shape but the client still wants to complete some renovations. This is where a purchase plus improvements mortgage comes in. You can add up to $45 000 to your mortgage to help with the cost of renovations to your home. BVM Contracting’s renovation consultation service can help people with getting the necessary estimate required by the lender to complete this work, which allows you to qualify for the purchase plus improvements mortgage. We still charge for this service (whether it is the real estate agent or buyer paying) but with the speed we are able to estimate you will find no better option in estimating cost for your home purchase!

To get access to our thorough guide to completing a property evaluation of a fixer-upper please enter your information below and we will send you our site-walk through checklist so you can better evaluate your properties of interest. Further, if you are interested in our renovation consultation service please enter your property address and additional info (i.e. MLS listings, etc.) for the property below and we will contact you about pricing for your property.

About BVM COntracting

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

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

To learn more about our offering by visiting our services page.
December 18, 2020
Use 50 % Less Water with Nebia Shower Fixtures
Use Less Water and Modernize Your Shower Experience with Nebia by Moen

When we see technology that we our customers will value and consider in their home building journey we HAVE to do a write up about it. In this article we discuss a very interesting piece of technology that Moen has created called Nebia. Nebia is an ultra-modern shower fixture that uses less water, is very customizable to suit your taste, and we think should be in your master bedroom ensuite as your next spa shower fixture!

Read below to learn more about the Nebia shower system!
Features of the Nebia Shower System
- The technology surrounding Nebia is the fixture’s unique spray technology which allows it to turn the supply water into millions of small water droplets. These smaller droplets being sprayed allow for more coverage than standard fixtures. This fixture uses about 65% less water compared to a 2.5 Gallon per Minute fixture
- Adjustable vertical sliding system for differing height and body coverage. The main shower head also tilts and swivels for optimum orientation!
- Included hand showering system (as seen above), connected with a kink-free hose
- Four different styles/colours to choose from, Black and Chrome, Brished Nickel, Chrome, and Matte Black!
- This system is very easy to install
Things to Consider Before Buying

While doing some research about this shower fixture I pulled some interesting thoughts that you will want to consider before investing in this system:
- Note that when you atomize water droplets the tendancy for these droplets will be to cool the surfaces that it touches, including you! That doesn’t mean that you won’t be able to feel warm in a Nebia shower, but if you are expecting a steaming hot shower this might not be the best option for you. After all it is marketed as a
- The main head of the shower does not turn off when you use the hand showering system. If you are planning on washing your dog in this shower while being fully clothed then think again!
- These systems work the best with a full shower enclosure so that the atomized water droplets stay in the shower as much as possible and keep the warmth in. Again, it won’t feel as warm as a normal shower but the full enclosure should help give you that nice warmth that people like when showering!
- Since the water is being atomized the water hitting your skin will not feel the same as it would with a normal shower. Make sure you want more of the spa experience versus the standard shower experience before committing to this system
Where Can I Buy the Nebia Shower Fixture?

This fixture is widely accessible in the Canadian Marketplace. See the below list of notable companies that carry/sell this product:
- Home Depot
- Wayfair
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.
November 13, 2020
Which neighbourhoods can you complete lot severances in Scarborough?

Learn about which areas of Scarborough are able to complete lot severances

BVM Contracting is one of the only reputable new home construction builders in Scarborough that can help you determine a strategy of investment, finance your build, help you with the design/permit process, and also build the house for you! A true turn-key approach that puts us at the top of the list for real estate investors in Toronto.

In this article we break down the neighbourhoods in Scarborough where we see many of lot severances being successfully completed, and how you can start your journey to either complete a lot severance on your existing property (if you live in one of these areas) or buy a property to complete a lot severance.

Neighbourhoods in Scarborough Where You Can Successfully Sever a Lot

How to Start the Process of Severing a Lot in Scarborough

The absolute best place to start the process of completing a lot severance in Toronto or Scarborough is to find a home builder that has completed lot severance projects in Scarborough, and has the the experience to help you with the planning.

Don’t let the above neighbourhoods fool you into believing that every lot is severable, because that is not the case. There is certain criteria that need to be met for the City of Toronto planning department to accept the completion of a lot severance. With our architect and design partners we would be able to determine if your lot will qualify and will create a strong application to give you the best chance at completing the residential construction project in Scarborough or other areas of Toronto.

Let BVM Contracting guide you with our expertise in residential lot severances in Toronto and you will be very pleased with the attention to detail we give even before a contract is signed and we charge you a nickel. Our goal is to build quality and trust and give you complete transparency before you commit to working with us. Our consultations come at no charge and our pricing will always be fixed so you don’t have to worry about paying more for your new home construction project in Scarborough or Toronto.

We are looking forward to helping you with your Toronto real estate 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 (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.

September 15, 2020
Toronto’s HELP Program
Toronto’s Home Energy Loan Program

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

The following is a list of eligible improvements that can be covered by a loan from the Home Energy Loan Program:
- High-efficiency furnaces/boilers/air conditioners
- Air-source heat pumps*
- Window / door replacements*
- Basement/attic/exterior wall insulation
- Air sealing (e.g. weather stripping or caulking)
- Geothermal systems*
- High-efficiency water heaters
- Tankless water heaters
- Drain-water heat recovery systems
- Toilet replacements
- Solar hot water systems*
- Electric vehicle charging stations (Level 2)
- Rooftop solar PV panels*
- Battery storage
*Qualifies for 20 year amortization

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

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

You may qualify for a low-interest loan through HELP if:
- you own a detached, semi-detached, or row house;
- all of the property owners on title consent to participate in the program;
- your property tax and utility payments to the City are in good standing; and
- you obtain written consent from your mortgage lender, if applicable*.
*If your property has a mortgage, you will have to fill out a customized Lender Consent Form. Contact BVM Contracting to get access to the Lender Consent Form and start the process of getting approved by your lender for the program! The ratio of the remaining mortgage compared to the value of the home will dictate your ability to have access to this program.

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

Step 1: Complete an Application Form

To access the application form, click here.

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

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

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

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

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

Step 2a: Home Energy Assessment and Funding Request

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

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

When the assessment is complete, you will receive:
- A Renovation Upgrade Report with recommendations for specific improvements
- An EnerGuide rating based on your home’s current energy performance
- Information on available incentives and rebates
For recommendations of Registered Energy Advisors and information on incentives and rebates available for home energy assessments, click here and scroll to the bottom of the blog, or contact BVM Contracting. We work with a network of Registered Energy Advisors that will be able to HELP!

Step 2b: Submit your funding request

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

Your funding request will include:
- a list of the improvements you intend to undertake;
- details and cost estimates based on the quote from your general contractor; and
- the estimated incentive and rebate amounts available to you from the utility companies.
BVM Contracting has completed many of these types of quotes and will be able to accurately price out the cost of each upgrade you decide to move forward with. We have also helped homeowners fill out the Funding Request Form to ensure that they are not missing out on any other incentives or rebates.

Click here to access the Funding Request Form.

Step 3: Property Owner Agreement

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

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

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

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

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

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

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

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

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

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

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

Current interest rates for the Home Energy Loan Program
It is important to note that:
- An administrative charge of two per cent (2 per cent), which reflects the City’s cost of administering the program will be added.
- The value of the loan, which will include the funding amount, interest, and an administrative charge, cannot exceed 10 per cent of the current value assessment (CVA) for your property, or $75,000, whichever is less.
- Homeowners will repay the loan via their property tax bill and can pay off the loan at any time without penalty.
Approximate Monthly Payment Based on Size of Loan
Reasons to Choose HELP for your Renovation Project
1. Enjoy low-interest rates and repayments terms of up to 20 years.
2. Avoid the large upfront costs of home energy improvements and pay for them over time as you save on your energy bills.
3. Repay the loan via installments on your property tax bill. You can pay off the loan at any time without penalty.
4. Receive ongoing support from the HELP team and assistance accessing additional rebates incentives from Province of Ontario and utility companies.
5. The loan will be attached to your property, not to you, the property owner. This means that if you sell your home before the loan is repaid, the new owner will assume the balance of the loan.
In our opinion, if you are eligible for this program you should consider filling out an application. Need some help? Contact us and we can HELP you get the process started!

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

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

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

To learn more about our offering by visiting our services page.
January 21, 2020
Do I Need a Building Permit?
Building Permits Toronto

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

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

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

When is A building permit required?

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

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

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

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

To learn more about our offering by visiting our services page.
January 14, 2020
How To Prevent Water in Your Basement

Water in your Home or Basement?

It is that time of year in Toronto where we are changing from rain to snow to freezing rain in no particular order it seems. With Spring on the eventual horizon it seems like there is no better time to talk about strategies to prevent water from getting into your home.

We had a lot of inquiries about different issues that allow water to get into a home so here is the list of them, plus the solutions to each of them so that you can better prepare/prevent future water damage in your home.

Problem #1: Water back up from the City Drains

When there is a high volume of raining or thawing, an overloading of the municipal drains is a common issue in many neighbourhoods. For some unlucky home owners there is a possibility that this water can back up into their basement due to the water level in the drains being so high.

Solution: Install a Back Water Valve

The City of Toronto has a program called The Toronto Basement Flooding Protection Subsidy, which allows residents to get a back water valve installed on their basement drain connection to the city. The subsidy covers up to 80% of the invoiced cost up to a maximum of $1,250 of the supply and install cost of a back water valve. These valves work in the following way:

Not only can a back water valve give you peace of mind knowing that your basement won’t flood, it can help reduce home insurance which is an added bonus!

Problem #2: Water Infiltration through my Foundation/basement walls

Solution: Two steps – prevent water pooling near the foundation and then (if there is still water infiltration) waterproof and add a sump pump

The answer to this problem is a multi-step one. If you can avoid waterproofing your foundation we recommend that you do, since it costs quite a bit of money (especially if the basement is finished).

Step 1: Focus on Flow Path from Eavestrough to Downspout

First, focus on ensuring that all of the water that accumulates into your gutters from rainfall or thawing are able to follow a path that sends it away from the foundation. Many times the reason pooling happens (and thus water infiltration) is because the gutters and downspouts are filled with debris and are overflowing. To prevent this you can either regularly clean them out with a regular maintenance program or install some level of leaf guards to prevent leaves from clogging the flow path of water. Remember, not all leaf guards are created equally and some require professional install.

If you decide to regularly clean out your eavestroughs, remember that the drop outlet and elbows (see below) are the most common areas for leaves and other debris to collect. Check these areas regularly for any blockages. Especially for the elbows, it will be important to open up these areas with a screwdriver/drill and physically clear out any debris that has accumulated.

In either option, make sure that you are regularly checking on the status of your eavestroughs and downspouts and always look for unwanted leaks! Remember, if the water is seen anywhere but the discharge of the downspout you likely have a blockage!

Ensure that the downspout diverts water far enough away from the foundation

Another consideration is the length that the downspout runs away from the foundation of your home. Make sure that it is far enough away so that there is no pooling near your foundation.

Ensure that your property grade is away from the house!

The last consideration in step 1 is to ensure that there are no areas of your property that are graded towards your home’s foundation! It sounds obvious but if there are areas of ground that slope towards the foundation make sure you build them up so that the path of water flow is away from the home. Water travels downhill after all!

Step 2: If you are still getting water after you look at all causes in step 1, it might be time for water proofing.

If you are at wits end because you are still experiencing water in your basement after following everything in step one, it might be time for waterproofing of your foundation.

Waterproofing is the act of wrapping your foundation with a layer of water-impenetrable material that prevents water from entering through your home’s foundation. You can either waterproof internally or externally, so contact BVM Contracting to determine which option is right for you!

When you waterproof your home it is sometimes accompanied with adding a sump pump, which is also a part of the The Toronto Basement Flooding Protection Subsidy Program and offers a subsidy of 80% of the invoiced amount for supply and install, up to $1,750. The reason a sump pump is important is it allows any water that pools under the foundation/footings of the home to be discharged outside to prevent any damage or water issues to the basement floor (see below diagram).

Problem #3: Insufficient sealing or caulking around windows and doors

Solution: seal or caulk all windows and doors

When you complete any substantial renovations to your home (like upgrading windows and doors) it is imperative that they all get caulked with an exterior caulking in order to prevent water infiltration. It sounds simple but it is a regularly missed item that ends up causing a lot of damage to the interior walls of a home (i.e. drywall replacement, mold, etc.).

In summary, it is important that you regularly check and maintain your eavetroughs and downspouts to ensure that water doesn’t pool near your foundation, if you can make the investment in a back water valve and sump pump, and check your windows and doors to ensure that they are properly sealed. Hopefully you can divert your water away from your foundation enough to avoid having to waterproof, as that is a large expense.

All-in-all, reducing the likelihood of any water damage in your home will reduce your home insurance and will lead to a better functioning home. It is in your best interest to regularly check for any signs of potential water infiltration around your home in order to avoid the mess of water in your home all together!

ABOUT BVM CONTRACTING

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

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

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

January 12, 2020
Avoiding Bulkheads During Home Renovations and Home Building

Home Renovations

How to Avoid Building Bulkheads

Lets face it, bulkheads are ugly. I don’t think that I have ever met someone who enjoys having pieces of drywall sticking out from their ceilings and/or walls. Not to mention, for builders they are a pain to build around as they usually need to be framed in after the fact once the HVAC ducts are roughed-in. There must be a better way!

What is a Bulkhead Anyway?

A bulkhead in construction is defined as a section of your ceiling (or wall) that protrudes from the normal line of the walls and ceilings in your home. Most often bulkheads are used to frame in HVAC or plumbing components that could not be ran through the wall/floor/joist system of the home.

How Do I Reduce the Need for Bulkheads in my Home?

Luckily for homeowners and investors doing full interior renovations, home additions, or new homes, there is a way to design an HVAC system to reduce (and sometimes fully avoid) bulkheads in your new home.

Example of HVAC and plumbing rough-ins awaiting to be framed and drywalled to create wall bulkheads.

The wall bulkheads once framed and drywalled at our new home project at Orley Avenue.

The way this is done is by utilizing the following concepts:

1) Designing an HVAC Ductwork Chase

This concept involves the use of a chase (or a framed-in vertical cavity) from the mechanical room all the way to your second/third floor. The idea is that this cavity hides all of the ducts in the main/second floor so that you can avoid the need for bulkheads.

That is all fine and dandy, but how do you hide these vents on your top floor?

2) Run the Ductwork from the Chase into the Attic

More often than not the homes that we build have attics, which is great news for bulkhead haters! The concept of removing bulkheads from your top floor is to run the ductwork into the attic, break off the ducts from the location of the chase, and run all of the supply and return lines into the ceilings of the rooms on the top floor. This leads to a very clean look, especially if you are going for a vaulted ceiling style (like we did at our new home project on Phyllis Avenue).

3) Add a Drop-ceiling to your Main Floor

The idea behind a drop ceiling is you are designing extra ceiling clearance to allow for all of your mechanical/electrical/and plumbing systems to freely run under the second/third floor joists. Usually there is about 12 inches of clearance in order to have a large supply and return HVAC ductwork throughout the main floor feeding the second floor. If you design a basement, main, second, and additional floors with a combination of drop ceilings and a vertical ductwork chase you will likely have no bulkheads in your home! It does come at a cost of losing valuable height but that is a trade-off that has to be made by the home owner or developer.

I have a flat roof specified for my drawings, how do I reduce bulkheads?

If you have a flat roof designed for your home, you can still take advantage of the chase for your main floor to keep your main floor clean and free of bulkheads, but you will likely have to utilize bulkheads for the top floor. Contact us to discuss this further as we have an HVAC designer that can work with you to figure out the best course of action for a flat roof profile. If you hire the right HVAC designer, they will be able to advise what the best design is for reducing bulkheads!

I have my building permits ready but have yet to design the HVAC system for my new home, am I doing something wrong?

Absolutely not! In fact, we usually recommend that clients hold off on obtaining HVAC drawings so that an HVAC designer can walk-through the home with you once it is framed and give you the best advice on how to design the system. This also gives you a clearer picture of how all of the bulkheads will look (if any), rather than just picturing it through the drawings.

Start a conversation with a BVM Contracting Renovation Consultant to learn more about other ways to reduce the look of bulkheads in your upcoming renovation project. We will be able to get you in contact with our HVAC Designer and start the process of optimizing your space!

ABOUT BVM CONTRACTING

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

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

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

December 18, 2019
Residential Water Softeners
Home Water Softeners

The Benefits

The purpose of a water softener is to remove scale-forming minerals from the water, which are magnesium and calcium, present as calcium carbonate (CaCO3), magnesium hydroxide (Mg(OH)2), and calcium sulfate (CaSO4).. The process of removal is possible through an ion-exchange process with the resin found inside of a water softener.

How does a water softener work?

For those of you who like to lead with “how does…?”, water softeners use tiny cross-linked polymers (called resin, shown below) that are specifically formulated to have exchange sites for ions (specifically sodium, calcium, and magnesium ions). Think of a ball with thousands of spikes, and at the end of each spike there is a sodium ion (to start at least).

Initially, sodium ions sit on the exchange sites. Because calcium and magnesium ions have more affinity for being attached the the resin exchange sites than a sodium ion, the sodium ion exchanges with them and the ion resin bead now holds onto the magnesium/calcium ions.

Why is Hard Water Bad?

The Technical Reason

Have you ever seen white deposits on the heating exchanger in your hot water tank (tank or tankless)? This is a sign that your water is scaling at the high temperature areas of your home heating appliances, and reduces the ability of the water heater to provide hot water to your home.

A scaled electrical element from a tank hot water heater

Further, if you have any pumps installed (sump pumps or sewage ejectors), you run the risk of scaling the pumps for these systems and causing water to back-up into your basement (which is never a good thing!).

The Not-so-Technical Reason

Soft water is generally the easier drinking type of water and also comes with many other benefits (outlined below).

Regenerating a Water Softener

Since water softener resin will reach a point during operation where all of the resin beads contain calcium and magnesium ions (see below), the softener will need to periodically regenerate to allow for consistently soft water. The process of regeneration calls for the use of pure salt pellets to be mixed in water to essentially flush away all of the calcium/magnesium ions on the resin beads and recharge them with sodium. The regeneration takes anywhere from 60-90 minutes to complete and requires minimal salt usage (a few bags a month for most households). If the softener is installed correctly, this is usually the only expense that is incurred for owning a water softener.
Benefits of installing a water softener

Here are some of the benefits of installing a water softener into your home:
- Your soap and shampoo will lather better.
- Your hair and skin will feel noticeably cleaner, softer, and not as dry. Hands will feel softer and look better.
- No soap scum or mineral deposits to clean off sinks, showers, tubs and toilets.
- Clothes will be softer, cleaner, whiter and brighter. Plus they will last longer. (Using soft water increases the life of clothing, towels and linens up to 33%).
- Dishes will clean up more easily, and be spot free, without the gray film glasses get when etched by mineral-laden water.
- Water-using appliances will last longer and run better. Why? Because hot water heaters, washing machines and dishwashers used with hard water can wear out 30% faster.
- Keeps heat exchange surfaces clean (if you have a boiler or tankless/on-demand water heating unit) so you can maintain proper energy efficiency in your systems.
- If you have a sewage ejector installed in your home (many new homes and homes with underpinning require these) the pump that is used will avoid a scale build-up that may back-up the drains from your home.
Where do you install a water softener in a home?

Water softeners are installed in-line with your water supply line from the city (after the water meter). Since the water meter is, more often than not, found in a mechanical room that is also where the softener is installed.

Do water softeners make any noise?

Since water softeners are simply allowing the city-supplied water to flow through it, the only noise that can be heard is the water that flows through it!

The Cost of Installing a Water Softener

This depends on a few factors like the amount of plumbing fixtures, size of your water line, number of people living in your home, and if there is unobstructed access to drains and electrical outlets where your water meter/main water line is located. It would be safe to budget around $1000 to $2000 for the supply and installation of a water softener in your home!

Any more Questions?

Feel free to reach out to a BVM Contracting Renovation Consultant to learn more about if a water softener is the right choice for your household!
ABOUT BVM CONTRACTING

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

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

To learn more about our offering by visiting our services page.
October 9, 2019