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Category: New Home Construction

  • Soundproofing in Toronto Multi-Unit Builds: What Most Contractors Miss

    Soundproofing in Toronto Multi-Unit Builds: What Most Contractors Miss

    TLDR: Most Toronto multi-unit builders hit the code minimum for airborne sound and call it done. That’s not enough. Impact sound — footsteps, dropped objects, heavy heels on hardwood — gets overlooked constantly, and tenants feel it immediately after move-in. Here’s what actually works, what it costs, and why the code floor is a terrible ceiling.

    The Complaint Every Multi-Unit Owner Gets After Year One

    Three weeks after your tenants move in, the calls start. Not about a leaky faucet. About the upstairs neighbour walking to the bathroom at 2am. About every footstep on hardwood landing like a drumbeat in the unit below.

    We’ve seen it on duplexes in East York, triplexes near the Junction, stacked townhomes across Scarborough — time and again. The builder hit the code. The walls tested fine. But nobody properly addressed the floor-ceiling assembly for impact sound. And now it’s the building owner’s problem.

    Soundproofing in multi-unit residential builds isn’t just about meeting the Ontario Building Code. It’s about whether tenants actually want to stay.

    Airborne Sound vs. Impact Sound: Two Different Problems

    Most people — including plenty of contractors — conflate the two types of sound transmission. They’re separate problems, and they need separate solutions.

    Airborne sound is what you’d typically imagine — voices, music, TV, conversations through a shared wall. This is what the Ontario Building Code directly addresses with STC (Sound Transmission Class) ratings. It travels through the air and then vibrates through walls and ceilings.

    Impact sound is physical energy transferred through structure. Footsteps. A dropped pot. A dog running across hardwood. Heavy heels on flooring. This type of sound travels directly through the building’s structure — it doesn’t need to travel through air first. That’s what makes it so hard to stop after the fact.

    Most Toronto builders do a decent job managing airborne sound. The code forces them to. Impact sound? That’s where things fall apart, especially in wood-framed buildings — which is the majority of smaller multi-unit residential construction in the city.

    Wood-framed buildings are lightweight. They flex and transfer energy easily. A concrete slab between units naturally damps impact sound far better than a wood joist floor system. When you’re building stacked units on wood framing, you need to be deliberate about impact isolation from the very start of your floor assembly design.

    What the Ontario Building Code Actually Requires

    The OBC sets a minimum STC rating of 50 for assemblies separating dwelling units from other noise-generating spaces. Where a unit borders an elevator shaft or garbage chute, that jumps to STC 55.

    Here’s the important nuance: as of January 1, 2020, Ontario amended the Building Code to require assemblies meet an ASTC (Apparent Sound Transmission Class) rating of 47 — or demonstrate STC 50 compliance under very specific construction conditions. The difference matters.

    STC is a lab rating. It measures how a wall or floor assembly performs in a controlled setting. ASTC is field-measured — it accounts for flanking paths, the indirect routes sound takes around an assembly through adjacent floors, ceilings, and walls. Flanking is almost always present in real-world wood-frame construction, and it eats into your lab-tested STC number considerably.

    The code is now more realistic about this. But it’s still a minimum. We go beyond it on our projects because we’ve seen — and heard — the difference.

    What Minimum Code Compliance Actually Sounds Like

    We’ll be direct: a building that barely meets the OBC is a building where tenants will hear each other. Maybe not every word, but enough. And in a wood-framed Toronto triplex where units are stacked vertically, impact sound compounds the problem.

    Hitting ASTC 47 is passing. That’s it. There’s no award for passing.

    Anyone who’s ever walked into a properly soundproofed apartment — one where the walls absorb, the floors don’t transmit, and upstairs is genuinely another world — knows the difference isn’t subtle. It’s night and day. A properly soundproofed unit is worth more. It rents faster. It retains tenants longer. The additional investment pays for itself.

    What Most Contractors Get Wrong

    The blind spot is almost always the floor-ceiling assembly.

    Contractors will specify a double-stud wall, pack it with mineral wool, and feel good about their airborne numbers. Then they’ll frame the floor system the same way they always have — without any dedicated impact isolation layer — and assume the insulation in the joist cavity will handle it.

    It won’t.

    The consequence is tenants who can track each other’s movement through the building. In smaller wood-frame construction — Toronto’s duplexes and triplexes especially — this becomes a genuine quality-of-life problem that damages the building’s reputation and the owner’s relationship with their tenants.

    What We Recommend for Floor-Ceiling Assemblies

    For horizontal separations (floors and ceilings between stacked units), you need to address both airborne and impact sound independently.

    For airborne sound, a properly designed floor assembly with acoustic insulation in the joist cavity and a resilient channel or sound clip system to decouple the ceiling drywall will get you where you need to be.

    For impact sound, we regularly specify a Sonopan floor panel system. Sonopan manufactures panels that install directly under your finished flooring — hardwood, LVP, carpet — and absorb impact energy before it has a chance to travel through the structure. It’s one of the cleanest, most practical solutions available for existing floor assemblies or new construction, and it’s compatible with nearly every flooring finish you’d specify in a Toronto multi-unit project.

    The combination of proper ceiling decoupling for airborne isolation and an impact-absorbing underlayment like Sonopan is how you build a stacked unit someone is genuinely happy to live in.

    For Wall Assemblies

    Walls between side-by-side units are primarily an airborne sound problem. A double-stud wall system with acoustic mineral wool (like Rockwool Safe’n’Sound or equivalent) is the standard approach. Attention to detail on penetrations — electrical boxes, plumbing runs, HVAC — is critical. Sound finds every gap.

    What Does Proper Soundproofing Cost in Toronto?

    Budget figures from real Toronto multi-unit projects:

    • Floor/ceiling assemblies (combined airborne + impact treatment): Budget $10–20 per square foot depending on the level of performance you’re targeting and the complexity of the floor system.

    • Wall assemblies: Budget $5–15 per square foot depending on the system specified.

    The factors that push costs higher: retrofitting an existing building (more disruptive), targeting higher-than-code performance levels, complex floor systems, or dealing with existing plumbing or mechanical that runs through demising walls or floor assemblies.

    The factor that keeps costs manageable: designing it in from the start. Retrofit soundproofing is always more expensive than doing it right during construction. Always.

    On a Toronto multi-unit project, proper soundproofing isn’t a luxury line item. It’s the line item that protects your investment for the next 30 years.

    What Most Homeowners Get Wrong

    First-time multi-unit developers in Toronto tend to make the same few mistakes:

    Treating soundproofing as a finishing touch. It’s not. Soundproofing decisions — wall assemblies, floor systems, the location and detailing of penetrations — are made during design and framing. By the time you’re finishing floors, some of your options are gone.

    Assuming code compliance equals quality. Minimum code is a legal threshold, not a design goal. For a unit you’re renting at Toronto market rates, “barely meets code” is not the positioning you want.

    Only specifying STC, not IIC. IIC (Impact Isolation Class) is the companion rating to STC — it measures how well a floor-ceiling assembly resists impact sound transmission. You need both numbers, and you need both to be strong. Most specs only reference STC.

    Not detailing penetrations. Every hole through a demising wall or floor assembly is a potential flanking path. Electrical, plumbing, HVAC, and data runs all need to be sealed acoustically. This gets missed constantly on smaller projects.

    The BVM Approach

    Our projects start with the end in mind. Soundproofing isn’t an afterthought — it’s specified during the design phase, confirmed during framing, and checked during finishing.

    We look at every stacked unit project through the lens of both sound types. We design wall assemblies for airborne isolation. We design floor-ceiling assemblies for both airborne and impact. We flag penetrations before they’re drilled and ensure they’re sealed properly.

    Beyond the assembly specs, we vet products. Sonopan for impact control. Acoustic mineral wool for wall and ceiling cavities. Resilient channels or sound isolation clips for ceiling decoupling. These aren’t exotic materials — they’re widely available and practically priced. The issue is never the product; it’s whether the contractor knows to specify them and installs them correctly.

    We also push clients beyond code minimums on projects where long-term rental performance matters. The extra cost is real. The payoff — in tenancy retention, fewer complaints, and building value — is more real.

    Key Takeaways

    • The Ontario Building Code requires ASTC 47 or STC 50 (under specific conditions) for assemblies between dwelling units — that’s the floor, not the target

    • Airborne sound and impact sound require different solutions — most contractors address one but not the other

    • Floor-ceiling assemblies in wood-frame construction are the biggest soundproofing risk in Toronto multi-unit builds

    • Dedicated impact isolation (like Sonopan floor panels) installed under finished flooring is one of the most effective and practical solutions available

    • Budget $10–20/sf for floor/ceiling treatment and $5–15/sf for wall systems

    • Design it in from the start — retrofit is always more expensive

    Frequently Asked Questions

    Q: Does the Ontario Building Code require impact sound ratings as well as airborne?

    A: The OBC primarily specifies STC/ASTC ratings, which address airborne sound transmission. Impact isolation requirements (IIC ratings) are less prescriptive in the OBC, which is exactly why they get missed. We recommend targeting IIC 50+ for floor-ceiling assemblies between stacked units regardless of what’s technically required.

    Q: Can soundproofing be added after a multi-unit build is completed?

    A: Yes, but it’s harder and more expensive. Retrofit ceiling assemblies require opening up ceilings and adding decoupling systems. Floor assemblies can often be improved by adding an impact isolation underlayment like Sonopan under new flooring — but this works best when you’re already replacing floors. Design it right from the start.

    Q: What’s the difference between STC and ASTC ratings?

    A: STC is measured in a lab — it only captures direct sound transmission through the assembly. ASTC is field-measured and includes flanking paths (sound traveling around the assembly through adjacent structure). In real-world wood-frame construction, ASTC is almost always lower than STC for the same assembly. The current OBC requires ASTC 47 to account for this.

    Ready to Talk About Your Multi-Unit Project?

    If you’re planning a duplex, triplex, fourplex, or any stacked multi-unit development in Toronto, let’s talk about soundproofing before you finalize your design. The decisions you make in the design phase will define the quality of the building for decades. We’ve worked on these projects firsthand and know where the common failure points are.

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  • Home Builder Warranties in Toronto: What to Ask Before You Sign

    Home Builder Warranties in Toronto: What to Ask Before You Sign

    Home Builder Warranties in Toronto: Forget Price — Ask This Instead

    TLDR: Every contractor in the GTA claims to offer a warranty. Very few actually honor it when the time comes. Here’s why the way a contractor handles warranty issues tells you more about their true value than any quote, portfolio, or reference ever could — and the one question you should ask before signing anything.

    Key Takeaways

    • A contractor warranty means nothing without consistent, timely execution — ask for proof, not promises

    • Evaluate builders on their worst-case performance, not their best-case portfolio

    • BVM’s 2-year warranty covers all labour and workmanship, but our commitment to clients extends well beyond any document

    • The Leslieville project: we took full ownership of a plumbing issue that wasn’t ours — and resolved it when 10 other professionals couldn’t

    • Before you sign: ask every contractor for a reference from a warranty or problem situation, not just a completed project

    Every Home Builder Has a Warranty. Very Few Actually Honour Them.

    Here’s something most people don’t realize before they sign a contract: having a warranty and honouring a warranty are two completely different things.

    In Ontario, the industry standard is a 2-year warranty on labour and workmanship. Nearly every contractor in the GTA will tell you they offer one. What they won’t tell you is what happens when you actually try to use it.

    We’ve seen the pattern too many times. A homeowner calls their builder about an issue. The builder goes quiet. Emails get dodged. Visits get rescheduled into oblivion. And eventually, the homeowner hires someone else to fix what should have been covered — and pays for it all over again.

    At BVM Contracting, our warranty document isn’t the differentiator. Our execution of it is.

    What BVM’s Warranty Actually Covers — And What Goes Beyond It

    Our standard warranty is 2 years on all labour and workmanship across every aspect of the project we touched. That’s in line with industry standards.

    But here’s where things get different.

    We’re a family company. That sounds like a tagline — we know. But it actually shapes every decision we make on the job and after it. We treat our clients like family. And family doesn’t get the runaround when something goes wrong.

    We’ve gone well past our 2-year warranty window to help clients who needed us. Not because we were legally obligated to. Because it was the right thing to do, and because we’re proud of the work we put our name on. We’ve even gone out of our way to help with problems that had nothing to do with our work.

    Our recent Leslieville home renovation project is a perfect example. We’d wrapped up a full renovation for their main floor and moved on to the next project. Months later, the clients started dealing with a persistent sewer gas smell. They brought in over 10 different plumbers. Nobody could pin it down. Eventually, they came back to us — not because the issue was ours to solve, but because they trusted us.

    We could have said “that’s not our problem.” Instead, we made it our problem. We brought in our plumber, diagnosed it properly, and resolved the issue at a fraction of what those other plumbers would had cost — with zero displacement of their basement apartment tenant in the process.

    That’s not written into any warranty document. That’s just who we are.

    You’re Evaluating the Wrong Projects

    Most homeowners walk into contractor meetings looking for the highlight reel. Stunning before-and-after photos. Glowing references from the dream clients. The $2M custom build that wrapped on time and on budget.

    That’s exactly the wrong approach.

    No builder is batting 1000. Problems come up on every job — material delays, unforeseen structural conditions, subcontractor issues, weather, supply chain gaps. The question isn’t whether your builder has had problems. It’s how they handled them when they did.

    Ask the hard questions. Ask for references from projects that didn’t go smoothly. Ask a builder to walk you through a job where something went wrong and explain specifically what they did about it.

    Most contractors will pivot, get vague, or promise to follow up and never do. A contractor who answers that question clearly and confidently — who can point you directly to a client who experienced a warranty issue and came out of it satisfied — is showing you exactly what kind of partner they’ll be when your project hits a rough patch.

    That’s the real evaluation. Not the best case. The worst case.

    What Most Homeowners Get Wrong About Contractor “Value”

    When homeowners come to us and say “your quote is the highest — why should we pay more?”, we don’t flinch.

    Our pricing is accurate. That’s the answer.

    We know exactly what it costs to run a professional home building operation — the skilled manpower, the expertise, the project management systems, the long-term relationships with quality subtrades who actually show up when we call. Our margins aren’t padded for profit games. They’re built to support our past clients, our current clients, and our future clients.

    When a contractor’s quote is suspiciously low, you’re usually looking at one of three things: an inexperienced team that doesn’t know their real costs yet, a company planning to cut corners to stay within the number they quoted, or a business that won’t be around — financially or professionally — to honor a warranty two years down the road.

    The contractors who underquote to win work aren’t necessarily bad people. But they often can’t afford to show up for warranty items. Because showing up costs time and money, and if the margins weren’t built correctly from day one, neither is the capacity to do right by you later.

    The Biggest Warranty Failure We’ve Ever Cleaned Up

    We’ve repaired a lot of other contractors’ work over the years. Too many jobs to count.

    But one stands out.

    We were called in to assess a foundation wall on a Toronto property. What we found was genuinely alarming: an exterior foundation wall constructed with CMU block — no mortar. Just stacked CMU block.

    A structural repair. Significant cost. A homeowner left holding the bill because someone either didn’t know what they were doing or cut corners so aggressively that basic structural integrity got sacrificed somewhere along the way.

    That’s the extreme end of the spectrum. But whether it’s a mortar-free foundation or a sewer problem that 10 plumbers couldn’t diagnose, the common thread is a builder who wasn’t there when it mattered most.

    Warranty work is inevitable. That’s not pessimism — it’s just construction reality. The question you need answered before you sign anything is: when that time comes, will your builder actually show up?

    What Most Homeowners Get Wrong About Contractor Warranty

    The mistake we see constantly: homeowners ask for references, get the highlight reel, and think they’ve done their due diligence.

    Here’s the shift that changes everything.

    Tell every contractor you’re evaluating: “Can you give me a reference from a client who experienced a problem during or after their project — and can you tell me what you did about it?”

    Watch what happens.

    Some will get uncomfortable. Some will pivot to their best project stories. Some will genuinely not have the answer ready.

    And some — the ones worth working with — will have that answer immediately. Because they’re proud of how they handled it. Because client care isn’t a policy for them; it’s a reflex.

    That single question reveals more about a builder than five portfolios, three testimonials, and a polished sales deck ever could.

    The BVM Approach to Warranty Work

    Here’s how we operate when warranty items come up:

    We respond. When a client reaches out about an issue, we’re not dodging calls or letting emails pile up.

    We show up. Even when an issue isn’t technically within our scope, we assess it, stay involved, and help find the most cost-effective path forward.

    We go beyond the expiry. Our 2-year window is a legal standard. Our commitment to our clients isn’t.

    We own the problem. If it’s our work, it’s our responsibility — period. We don’t play the blame game or pass homeowners around between subtrades. We take ownership and we solve it.

    That’s what “standing behind your work” actually looks like in practice. Not a clause in a contract. A track record.

    Frequently Asked Questions

    Q: How long is BVM Contracting’s warranty?

    A: Our standard warranty is 2 years on all labour and workmanship for every aspect of the project we completed. In practice, we support our clients well beyond that window. If something comes up and we can help, we do.

    Q: What should I ask a Home Builder about their warranty before signing a contract?

    A: Ask them specifically for references from clients who experienced a warranty or workmanship issue. Ask them to walk you through a project that hit a problem and explain what they did about it. How confident and detailed their answer is will tell you everything about the kind of partner they’ll be.

    Q: Why does BVM sometimes quote higher than other Home Builders?

    A: Because our numbers are accurate. Our pricing reflects the real cost of running a professional operation — the staff, expertise, and systems that allow us to deliver great work and stand behind it. A lower quote often means something gets cut somewhere, and that cut typically shows up at warranty time.

    Q: Is it normal for construction projects to experience issues?

    A: Completely normal. No builder has a perfect record across every project. What separates great builders from average ones is how quickly and completely they respond when issues arise. Don’t evaluate a contractor by whether problems have ever occurred — evaluate them by how they handled it when they did.

    Ready to Talk About Your Project?

    If you’re evaluating contractors for a renovation or custom home build in Toronto, we’d welcome the real conversation — including the uncomfortable questions. We’ll give you references from the highlight reel and from the jobs that got messy, because we’re proud of how we showed up in both.

    Book a call with our team directly at bvmcontracting.com. Let’s talk about your project, your concerns, and what a builder who actually stands behind their work looks like in practice.

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  • New Home Building Cost Calculator

    New Home Building Cost Calculator

    Get a no-charge, no-obligation estimate for your proposed new home construction project below

    We have noticed for a while now that there has been a massive learning curve for home owners and investors alike in understanding the true costs of building a home in Toronto, and the surrounding area.

    With our experience in estimating, procuring, and executing new home building projects, we have created a data-focused way of evaluating the costs of completing these projects using the costs from our completed home building projects. Using this data, along with some testing, we have come out with our first home building cost calculator to allow home owners and real estate investors alike determine what their budget should be for their home build.

    Please refer to our home building cost calculator below and we look forward to answering any additional questions you have about building a new home in Toronto.

    This calculator is exclusively for calculating new home-building projects, not garden suites, laneway suites, or home additions. We have created a garden suite and laneway suite cost calculator that you can find on our garden suites page in the construction cost section.

    We have also created a home addition cost calculator for anyone interested in adding additional space to their home.

    Important Things to Note about this calculator

    • The submission will ask you for your email to send you the estimation and make changes to your submission. If you are in our service area, we will reach out to see if you have any additional questions that a human can help you answer. Check out our service area page to find out if we complete new home building projects in your area. If you are just outside our service area shown we can still help with the architectural design through The Constructible Design Co.

    • The accuracy of this calculator is entirely based on your input, so please be sure to enter answers that make sense to what you want to achieve. For example, you aren’t going to be able to have a 3 car garage with a 1000 square foot new home build in most of Toronto due to lot sizing and zoning by-laws. In other words, garbage in equals garbage out.

    • The calculator is meant to give you a RELATIVE idea of new home building costs (+/- 10-20 %), but it not meant to be finalized pricing in any way shape or form. If you would like to get a more accurate gauge of costs you will have to complete a consultation with BVM Contracting to determine your scope in a more comprehensive way. We have a database of recently completed projects that will help give you a clearer picture of what the scope of work will look like for your project

    • Just like anything worth using this calculator is a work in progress. Our plan is to iterate to make it more accurate as we move along. If you find that the cost you have been given is unrealistic in anyway please let us know.

    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.

  • Canada’s New Housing Design Catalogue Is Live

    Canada’s New Housing Design Catalogue Is Live

    Canada’s Housing Design Catalogue is Ready for Use and here is what you need to know

    As part of its continued efforts to make housing more accessible and efficient, the Government of Canada is introducing a groundbreaking Housing Design Catalogue. This Catalogue features 50 pre-designed layouts as outlined in the 2024 Federal Budget, a key initiative aimed at addressing housing affordability and accessibility across the country for garden suites, laneway suites, and new home-building projects.

    Now the designs have full technical packages and are ready to be utilized by home owners, real estate developers, and Home Builders to streamline the process of getting plans for their multi-unit projects throughout Ontatio.

    Learn more about the program below, and if you would like to book a call to discuss how this catalogue can help you please use the button below to book a call!

    What is the Housing Design Catalogue?

    The Design Catalogue is a curated collection of up to 50 pre-approved architectural designs, such as modular housing, row housing, fourplexes, sixplexes, and accessory dwelling units (ADUs), that homeowners and developers can choose from to streamline their building projects. These designs are tailored to meet diverse needs and comply with local building codes across Canada, including adherence to municipal zoning laws in urban centers like Toronto and sustainability standards outlined in Canada’s Net-Zero Emissions goals for 2050.

    The Housing Design Catalogue, inspired by post-war initiatives and modernized for today’s housing challenges, simplifies construction processes and accelerates housing approvals. Whether you’re planning to build a garden suite, a laneway suite, or an entirely new home, this catalog eliminates the guesswork by providing expertly crafted, ready-to-use plans, including modern, energy-efficient layouts, compact urban options, and multi-bedroom family designs that align with Canada’s housing priorities outlined in the 2024 budget.

    Why Use the Design Catalogue for Your Project?

    1. Cost Savings: Pre-designed plans reduce the expenses associated with hiring architects and designers.

    2. Time Efficiency: Skip the lengthy design process and proceed straight to the permitting and construction phases.

    3. Compliance Assurance: Each design should be eventually pre-vetted to align with municipal zoning and building requirements (though this may happen over time)

    4. Diverse Options: From compact bachelor units to spacious two-bedroom suites, the catalog should have options for every use case.

    5. Sustainability: Many designs are slated to incorporate energy-efficient materials and layouts, reducing the environmental impact of your project.

    How Does the Design Catalogue Work?

    1. Browse the Catalogue: Access the catalog online or through your local municipality.

    2. Select a Design: Choose a layout that meets your space and functional requirements.

    3. Apply for Permits: Submit the selected design as part of your building permit application. You will still need a BCIN designer or architect to prepare and submit your application but this process is more streamlined since the plans are pre-approved.

    4. Start Construction: Once approved, begin construction with confidence in your pre-approved plan.

    The catalog is fully available and has the technical design documents included in the package on the website (see above)

    Who Can Benefit from the Housing Design Catalogue?

    1) Homeowners

    As a homeowner, you will be able to get a better idea of pricing for any of the design options in the housing design catalogue BEFORE you decide to move forward with investing money into a new survey, hiring a permit designer, and submitting and payment of building permits. BVM Contracting already helps our clients determine the costs of their project before they spend too much time and effort on their project, but this will help make that process accessible to more homeowners.

    2) Real estate investors

    As a real estate investor, it is important to be able to get the project started as soon as possible. With the pre-designed homes and structures in the housing design catalogue you will be able to put shovel to ground much faster than having to create a design from scratch.

    3) Builders and contractors

    Home Builders and General Contractors will be able to offer a more streamlined home-building experience for their clients by having more control over the design process and giving their clients the most viable options through the housing design catalogue.

    4) Community developers

    Community developers no longer have to spend tens of thousands of dollars on custom designs for their development projects, they can choose from the pre-designed templates through the housing design catalogue instead!

    Frequently Asked Questions (FAQs)

    1. What types of designs are included in the catalogue?

    The housing design catalogue is set to feature designs for garden suites, laneway suites, and various new home configurations, including modular housing, row housing, fourplexes, sixplexes, bachelor units, one-bedroom layouts, and two-bedroom options.

    2. Are the designs customizable?

    While the designs are pre-approved, minor modifications may be possible. However, significant changes may require additional approvals. You will very likely need to work with an approved architectural partner (either a BCIN Designer or Architect) to get their help in packaging a set of plans that can be properly reviewed by your municipality’s building department.

    3. How do I access the Design Catalogue?

    The catalogue is available online through the CMHC website.

    4. Is the Design Catalogue free to use?

    Yes, the housing design catalogue is free for homeowners and developers to browse and utilize.

    5. Do I still need a building permit if I use a design from the catalog?

    Yes, you must apply for a building permit. However, using a pre-approved design can significantly expedite the process by eliminating the time-consuming design and drafting process. You will be able to skip right to the submission of your chosen design to your municipality’s building department versus having to waste time on the back-and-forth of design changes.

    6. Will there be designs for home addition projects?

    Probably not, but that is okay! We are an experienced home addition contractor and have our own database of past home addition projects that we can use to help you determine what your best options are for adding to your existing home!

    Key Takeaway: Toronto is committed to pre-approving these designs

    An important note to make is that Toronto (which is one of many other municipalities) has committed to reviewing and pre-approving these plans to make it easier for people to get permits for these projects. This is similar to Toronto’s pre-approved ADU plans program, but also includes other designs for fourplexes and sixplexes.

    These two programs give Toronto residents unprecedented access to designs to add density to their properties.

    Why Choose BVM Contracting for Your Design Catalogue Project?

    At BVM Contracting, we specialize in building garden suites, laneway suites, new homes, and multi-unit development projects in Toronto – all of which are going to be part of the housing design catalogue. Our team will be able to guide you through the process of picking the correct design for your property, preparing and submitting the designs to the building department, and helping you price out the design so your expectations are set before submitting your design for a building permit.

    Ready to Get Started?

    Contact BVM Contracting today to learn how we can help you evaluate the different options within the Housing Design Catalogue for your next project. Together, we can create a space that meets your needs and enhances your property’s value.

    Leverage the power of the pre-designed solutions that the Government of Canada is coming out with and take the first step towards a seamless building experience. The Government of Canada’s Housing Design Catalogue is here to revolutionize how Canadians build their homes—and BVM Contracting is your trusted partner every step of 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.

  • Value Versus Lowest Cost in Residential Construction

    Value Versus Lowest Cost in Residential Construction

    Why Most Construction Projects Never Get Built

    Ninety percent of homeowners who wait to get construction pricing after securing permits either abandon their project or chase the lowest bidder.

    We see this pattern every week. Beautiful architectural plans meet construction reality. The gap between expectation and cost becomes a chasm.

    The problem isn’t the homeowner’s budget. It’s the process.

    The Architect-Builder Disconnect

    Most residential construction follows a broken sequence. Homeowner hires architect. Architect creates stunning designs. Plans get permitted. Then reality hits.

    We recently reviewed a 4,500 square foot custom home where the original structural plans called for $35,000 in steel beams. The structural engineer had designed the system with zero consideration for cost optimization.

    Our engineer identified the system was massively over-engineered. We replaced most steel components with engineered wood beams. Final steel cost: $19,000.

    That’s over $15,000 saved on structural elements alone.

    This happens because most architects and structural engineers work in isolation from construction costs. They optimize for design and safety, which is important. But they rarely optimize for value unless forced to. This is because it is more difficult to deliver the project your client wants when costs become a factor.

    The Psychology of Optimistic Planning

    People are naturally optimistic about construction costs. When you’re dreaming up your perfect home with an architect, you’re not scrutinizing steel beam prices or foundation complexities. But guess who is? A home builder.

    This optimism bias creates a dangerous feedback loop. No cost reality checks during design means scope creep becomes inevitable. Features get added. Spaces get larger. Materials get upgraded.

    By the time construction pricing arrives, the project has grown far beyond the original budget. Industry data shows 98% of major construction projects face cost overruns, with average increases of 80% over original estimates.

    In Toronto specifically, construction costs have risen 75% since 2017. This makes early cost collaboration even more critical.

    The Value Engineering Solution

    Real value engineering isn’t about cutting corners. It’s about optimization without compromise.

    We bring construction expertise into the design process from day one. This means identifying cost-saving opportunities while plans are still flexible. It means understanding which design elements drive costs and which deliver maximum impact.

    Early collaboration prevents the permit-to-pricing shock that kills most projects. When we’re involved from the design phase, we can guide material selections, structural approaches, and space planning with cost consciousness built in.

    The goal isn’t the cheapest possible build. It’s maximizing value per dollar.

    Our Pre-Construction Process

    We start with our comprehensive Toronto construction cost database. This gives us accurate pricing baselines before any design work begins.

    During the design phase, we provide iterative cost feedback. As architectural concepts develop, we identify optimization opportunities in real-time. Material substitutions that maintain quality but reduce cost. Structural approaches that achieve the same spans with less steel. Space configurations that maximize square footage within budget constraints.

    This collaborative approach means our clients get fully procured, finalized budgets before signing any construction contracts. No surprises. No hidden costs. No scope creep disasters. The way it should be!

    Value engineering experts emphasize that early design phase collaboration yields the highest potential savings because changes are minimal in cost compared to field corrections.

    The Transparency Advantage

    Our budgets often look more expensive than competitors initially. That’s because we’re showing the complete picture upfront.

    Other contractors provide estimates that look attractive but hide costs in change orders and additions. We decided long ago that building a great reputation requires complete transparency, even when it makes initial comparisons challenging.

    This approach creates a funnel of clients who value optimization over false promises. They understand that true value comes from collaborative planning, not low-ball estimates.

    The result? Projects that actually get built. Budgets that hold. Homeowners who get maximum value from their construction investment.

    Early collaboration transforms construction from a cost surprise into a strategic partnership.

    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, new home construction, multi-unit renovations, garden suite construction, and laneway suite 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 and home building projects in Toronto, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

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

  • How to Build Your New Home In Record Time in Toronto

    How to Build Your New Home In Record Time in Toronto

    Learn About How Some Home Builders Can Complete Projects Faster Than Others in Toronto

    There is no denying the difference in speed in which home builders in Toronto build homes. We have all seen that home build in the neighbourhood that looks like it is taking years to complete.

    In this article, we discuss the key features of a home builder that allow them to get home addition, new home construction, and interior renovation projects completed in the most efficient manner. You are going to be surprised to learn that some of the methods involve some seemingly non-standard practices that end up working out for the long-term for the Home Builder, Sub-contractors, and every h that decides to build with an efficient home builder like BVM Contracting!omeowner

    As a prelude to what is to come in this article, and to get you thinking in the right way, I like to show a well-known business Venn Diagram that shows the three key differentiators that separate businesses from each other. It is a simple but powerful concept that will allow you to think about how home builders can build efficiently and deliver high levels of quality.

    HOW TO EVALUATE A HOME BUILDER TO DETERMINE THEIR EFFICIENCY OF BUILDING YOUR DREAM HOME

    “Good, fast, and cheap – pick two and take the opposite of what’s remaining”

    There has not been a potential client that we have talked with that hasn’t been concerned with the speed in which a certain renovation or building project can be completed. We have noticed in particular that potential clients that ask us what our timelines are for new home builds and home addition projects are usually pleasantly surprised, or better yet do not believe us. Since we realize that this is a massive value-add for the demographic of home owner’s looking to renovate and build, we have made an effort to find mechanisms to create as efficient of a build as possible for our clients.

    The result is quality work done by quality trades who prioritize their relationship with us because we treat them well. That is a little bit of a teaser for what is described in the list of items below that we feel every efficient home builder needs to have in order to deliver fast projects with a high level of quality.

    the key ingredients for a fast and efficient home building project

    Number 1: If you treat your subcontractors well they will prioritize your projects

    Have you as a home owner ever hired a plumber, electrician, tile guy, drywaller, or other trade and notice that they throw high numbers at you or miss deadlines? For most home owner projects these sub-trades realize that it is likely just a one-off project that will deliver very little future project potential for their business. This is why they increase their margins and/or expand timelines for the work – because it is the only work they are going to get from you.

    Now on the other hand, with a General Contractor or Home Builder, subcontractors see this as a sustainable form of work due to the consecutive projects that are completed that could potentially provide a very sustainable income stream for them for years to come – especially if the General Contracting Company is busy all year round. It is also equally important that your Home Builder treats them well, pays them on time, and is transparent with what projects they will and will not be a part of.

    The biggest thing that we do is we pay our subs right when they invoice us, instead of lingering with the invoice and taking a week or two (or longer) to pay. Which job site do you thing a sub-trade is going to want to go to between the builder that paid them for the work they did right when they invoiced versus the builder that is still withholding payment for something that has already been completed?

    Number 2: Does your home builder have an in-house team to help complete the many hundreds of tasks in between Tradework?

    This one seems very obvious when it is put down on paper but it is surprising how many people are still trying to compare the work of “X Home Building Project Manager” to an actual Home Builder who has a team behind them on their payroll moving mountains behind the scenes. This is seldom an apples-to-apples comparison and usually results in home owners taking the cheapest quote and spending double the amount of time on their project (we know because people who choose not to use us have followed up months/years later regretting their decision and asking for our help)

    At BVM Contracting we call our in-house team of skilled labourers/carpenters the “Minutemen” because without them we would not be able to move as quickly as we do on projects, and actually finish them. It isn’t only the labourers and employees on the job site either, because of the complex nature of these larger home building projects it is important to have an admin/sales team that rallies behind any change orders or general communication with the client to help things move along. It is just as important to have your client be in the loop about goings-on with their project so that they can make quick decisions so we can make even quicker changes. It is all a fragile ecosystem lead by an experienced Project Administrator and Project Manager.

    Number 3: What is your Home Builder’s Geographic area?

    An often overlooked aspect of a Home Builder’s business is where they take on their projects. You cannot tell me that a home builder of the same size and make up that does work all over the Greater Toronto Area is as efficient as one that locally provides home renovation and home building services to a certain area of the City. What locality does is it increases efficiency because everyone working on each project (internal team, subcontractors, and vendors) are able to quickly and efficiently jump from project to project without having to make a full day of visiting just one job site.

    With BVM Contracting, all of our internal labourers and project management team lives and works on the East End of Toronto, and about 75% of our subcontractors hail from East of the Don Valley Parkway as well for that matter! We also have a team of local vendors that we refer our clients to that are all in the DVP/401 Triangle that we have determined as our core service area.

    Number 4: Does your builder have a Project Warranty?

    With larger home building and renovation projects, there are always bound to be deficiencies with smaller aspects of work, or certain areas of the project that inevitably need to be touched up after some time once the project is completed. All good Home Builders know this and as a result will supply their customers with a warranty to cover anything that comes up with the house. Paint touch ups, drywall screw pops, sliding door malfunctions, warping doors, etc. are all examples of things we have covered under warranty, which is two years from the date of completion. You will even hear it from our past clients, the last time you will hear from us won’t be after getting the final invoice, it will be after one of our staff members comes by to fixed something that you noticed is out of place. We take a lot of pride in fulfilling our warranty obligations, which is why we always recommend speaking with our past clients about that!

    I am sure you are still wondering why this leads to a more efficient build? It means that we can close out projects faster and not linger around waiting for deficiencies to reveal themselves, we will come back and fix them even when you pay us in full (as per our contract)! We are a family construction company that has a lot of pride and an extremely good reputation that we would like to keep because it directly reflects on us as individuals. We don’t have anything to hide behind and we like it that way because it ensures honesty and integrity during every build.

    Number 5: Staggering Project Start Dates

    This is a very interesting concept that is very simple on paper but a lot more difficult to implement than people think. Knowing your sub-contractors scheduling, knowing how long certain activities on site will take, and working with clients to pick start dates is all part of this and sometimes things line up well and sometimes there is a bit of latency that is usually expected at certain times in a project. This goes back to Concept Number 1 – if you treat your subs well they will work hard to make your timelines (and their schedules) work for you, because they know they will be rewarded. With the shortage of skilled trades this is especially important to understand that Number 1 and 5 are intertwined and not mutually exclusive from each other.

    At BVM Contracting we take on anywhere from 5-7 project starts per year (depending on size and duration), which allows us to stagger them around 1-2 months apart from each other. This leads to ultimate efficiency between our internal team and trades.

    Number 6: Clear Cost Expectations and Comprehensive Home Building Budget

    It is important that your home builder gives you the right expectations for what your new home build is going to cost. If they string you along and then add additional costs right before the contract is signed (or worse, as the project is underway) then there will be delays in starting or completing your project. It is better to have someone who can give you realistic budget numbers for you new home building project. It is also important that your home builder is knowledgeable in the areas of your new home build that will cause delays, and work to prevent those delays with proper project planning.

    With BVM Contracting, we have even taken it a step further and now offer a new home building cost calculator for people to get a no-obligation estimate of their proposed project’s cost before reaching out to us. We do this because we understand that cost per square foot amounts are very misleading and a total cost gives people a better understanding of what to expect.

    Key Takeaways

    It is important to know that, above all else, there will always be pros and cons no matter who you choose. We are not a perfect Home Builder by any stretch of the imagination, but we are big enough to be efficient and small enough to care about our quality and service levels. At the end of the day just know that, as we started this article, you cannot have it all and will have to make a decision about how you want the project to go based on the Venn Diagram above! Good, Fast, and Cheap – Pick two and get to building!

    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.

  • Custom Home Builders Versus General Contractors

    Custom Home Builders Versus General Contractors

    the difference between Custom Home Builders and General Contractors? The Answer will surprise you…

    Many Toronto homeowners regularly pay a premium for identical construction work. The difference? One company calls itself a “custom home builder,” while the other markets itself as what it truly is, a “general contractor.”

    We’ve spent 25+ years in Toronto’s residential construction industry. The reality is that there is a surprising indifference between custom home builders and reliable general contractors, and we are here to explain why!

    The Marketing Angle Behind Custom Building

    Every custom home builder is actually a general contractor. The distinction exists purely for marketing purposes.

    When companies add “custom homes” to their business name, they’re targeting a wealthier demographic willing to pay premium prices. The underlying business structure remains identical to any specialized residential general contractor.

    We build custom homes at BVM Contracting. We also complete custom renovations, additions, and multi-unit developments. But we don’t hide what we actually are: a general contractor.

    Ontario’s regulatory framework proves this point. HCRA licensing requirements are identical for both “custom builders” and general contractors performing new home construction. Both need the exact same vendor and builder licenses.

    The Subcontracting Reality Nobody Talks About

    Custom home builders subcontract 90% or more of their projects. General contractors do the exact same thing.

    Complex custom builds require specialized skills from electrical, plumbing, HVAC, and finishing subcontractors. No single company performs all this work in-house, regardless of their marketing label.

    The business model is identical. Both coordinate the same network of specialized subcontractors. Both charge similar coordination fees. Both follow the same process from design through close-out.

    We maintain a reliable network of subcontractors who stand behind their work and prioritize our projects. Every other “custom builder” in Toronto operates the same way.

    The Premium Pricing Strategy

    Toronto’s construction pricing reveals the markup strategy clearly. Basic custom home builds cost $400 to $500 per square foot while high-end custom builds reach $450 to $750 per square foot.

    Sometimes homeowners are just paying more for the same thing, period.

    Many general contractors possess the same systems, processes, and reliability that custom home builders offer. The “custom” label simply allows access to clients who will pay premium prices for identical services.

    The whole process for design, pre-construction, home building, and close-out remains the same. Custom home builders usually just package it into a neater bow to justify higher pricing.

    What Toronto Homeowners Should Actually Evaluate

    Focus on the fit of the people behind the name rather than getting caught up in marketing labels.

    Ask about contract terms, payment schedules, and references. Request to see current projects. Verify they offer a warranty they’ll actually stand behind.

    Evaluate their pre-construction process. Quality contractors provide thorough planning regardless of their business title. At BVM Contracting, we offer comprehensive pre-construction services at no charge to demonstrate our commitment to project success and to build trust.

    Look at their actual track record. Review completed projects, speak with past clients, and assess their communication style during initial consultations.

    The Truth About Construction Expertise

    Expertise and specialization matter more than industry titles in Toronto’s residential construction market.

    We aim to be the beacon of hope in an industry riddled with misinformation and poor guidance. Our family-owned approach allows us to properly care for each client because we value the reputation we’ve built over decades.

    The construction process doesn’t change based on marketing labels. Quality, reliability, and transparent communication determine project success.

    Make your decision based on substance, not marketing packaging. Your project deserves better than paying a premium for identical services wrapped in fancier branding.

    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, new home construction, multi-unit renovations, garden suite construction, and laneway suite 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 and home building projects in Toronto, 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.

  • A Guide to Home Building Versus Moving in Toronto

    A Guide to Home Building Versus Moving in Toronto

    How to Choose Between Home Building or Moving in Toronto

    A guide to making the right decision between completing a Home build on your property and moving to a different home

    It is easily one of the most common predicaments that our clients come to us with, and for good reason. Many people expect a home builder or renovation contractor to be biased in answering the question of “should I stay or should I go?”, and they are not wrong. People think it is like going to a Real Estate Agent and asking, “Should I sell my house?” but with the right home builder guiding you it actually becomes a lot easier of a decision to make (or way or another).

    We have helped dozens of Toronto homeowners answer this question, and if you would like, we can help you as well!

    Fortunately, there is a more technical approach to answering this question that is entirely guided by the homeowner.

    In this article, we break down the important steps and considerations that should be taken by a homeowner trying to find out which choice is better for them. We hope that after you finish reading this article that the question about building/renovating versus moving is a little more clear to you and will give you the tools needed to move forward in either direction.

    Considerations for MoVING

    land transfer tax and Legal Fees

    This is easily one of the biggest deal breakers when clients are evaluating a move versus building in Toronto. Land transfer tax in Toronto is double the amount elsewhere in Ontario, due to the fact that there is a Toronto Land Transfer Tax (TLTT) and Provincial Land Transfer Tax (PLTT) . To put this into perspective, check out this tool that calculates land transfer tax along with some estimated closing costs for lawyers. The property value for the calculations below are based on $1.25 million dollar purchase amount. Make sure that you are aware that the calculation is based on the PURCHASE PRICE and not the MORTGAGE VALUE. Based on the calculations, the Land Transfer Tax and Legal Fees amount to ~$44 700.

    Real Estate Fees for Selling You Home

    Many times the people that are contemplating between building or moving are in a smaller home and are quickly growing out of the current space. The target home usually has more space for their family to fit right into or grow into. This means that there is usually a discrepancy in property value for the house being sold and the house being bought. For this example our clients are buying a 1.25 Millions Dollar home and selling an $800 000 home. With an $800 000 home you are going to be charged anywhere between 4-5% from the real estate agent (your seller’s agent), which means that you will be paying $32 000-$40 000 to the real estate agent once the current home and new home closes. This is on top of the $44 700 from above for the land transfer and legal fees.

    Other considerations and Total Value of Moving

    The above fees amount to ~$75 000-$85 000 before you even move into the new home, which will take a substantial chunk out of any property value gains you may have experienced with your existing home. It is important to also consider some other areas where you may need to pay more for the move:

    • Bridge financing if the sale and purchase do not line up in your favour

    • Mortgage penalties for breaking your mortgage while in term

    • Increases or decreases in monthly mortgage payments as a result of the change in rate between your existing mortgage and new mortgage (this would not apply to variable rate mortgages)

    • Moving expenses (if you are hiring professional movers or even if you are doing it yourself, it is going to cost money)

    A fair amount of money that you would want to budget for in a move like the one described above would be closer to $100 K than $85 K.

    Intangible Considerations for Moving

    Since humans are emotional beings and there is (most times) emotional considerations involved among the more tangible ones considered above. Some of the considerations may include:

    • School – Will your move help or hinder your child’s ability to go to the schools you wanted them to go to?

    • Age of children – Will there be an issue with moving your children on account of age and already-established relationships?

    • Transit and Recreation – Are there more or less amenities and access to transit than the house you are currently in?

    • Neighbourhood – Is the new neighbourhood a good fit for your family

    • Neighbours – Are the neighbours good people? This one is usually a hard one to answer before it is too late but nonetheless we’ve heard of people moving on account of their neighbours.

    Since it is very difficult to find a house that fits all of your needs in the same neighbourhood you currently reside in you will want to consider these closely before signing the Purchase and Sale Agreement for the new home.

    Considerations for Building on your existing property in Toronto

    Getting A Budget from a General Contractor

    Many times homeowners are missing this key piece of information when determining the cost to build a home addition or renovating a home in Toronto. Any reputable General Contractor in Toronto would be able to supply a fairly accurate budget based on certain key features of your existing home and plans for what you would like to do with the home. BVM Contracting provides no obligation, free Rough Order of Magnitude Budgets for home owners looking to get a realistic cost to complete a home addition or home renovation in Toronto. We use our catalogue of existing and currently quoted projects to best estimate the cost of your project. This is an absolute must to determine if you are going to properly calculate which option between building or moving is best for you. It is important to work with a home builder or renovation contractor that has reputable estimating experience, because at this point you do not want to under-estimate the cost. If anything be a little more conservative!

    Design and permitting Fees

    Reaching out to a designer or architect in Toronto is sometimes difficult, but with the right General Contractor in your corner they will be able to refer you to the right company. Not only that but most times homeowners that are referred to designers/architects through a General Contractor get prioritized since a General Contractor is usually sending dozens of leads per year.

    Nonetheless, it is important to understand what the cost of the design and permitting will be in order to figure out how much more money needs to be added to the total cost of the renovation or home addition project. The cost of designing and permitting a home renovation will be less than the cost of a home addition, which is less than a custom home build, but to make sure you have a real number in hand it is best to get a fee proposal from a designer or architect. BVM Contracting can help refer you to some of our preferred designers or architects so you can get a better idea of cost.

    Temporary Relocation and Moving Fees

    An often overlooked aspect of a substantial renovation, home addition, or new home build is the cost of separate accommodations during the course of the project. Make sure you understand the monthly cost of a rental as well as the approximate time that you will need to be out of the house in order to properly calculate this cost. Your General Contractor will be able to help you figure out the number of months the project will take to complete.

    Toronto Renovation Rebates and HST Rebate

    Depending on the type of renovation or home build you will be able to access a variety of renovation rebates that will help subsidize the cost of your project. The largest rebate of them all is the HST Rebate for Substantial Renovations and Home Builds, which may get you up to $16 080 in rebates from the Government of Canada. BVM Contracting can help walk you through your eligibility for certain programs and make sure you are aware of potential savings.

    Refinancing Fees and monthly mortgage

    When homeowners are planning to renovate or complete a home addition there is a discussion about refinancing their existing mortgage to gain access to the additional funds needed to build. Make sure you are aware of any potential fees associated with breaking the existing mortgage or refinancing the existing mortgage in any way. If there is you may want to consider additional options such as a Home Equity Line of Credit or second mortgage! Note too that there are tighter restrictions for refinancing at values above $1 million dollars so make sure you discuss your options with a registered mortgage agent or broker to get the best idea of what you can access. If you have money tucked away then you will not need to deal with this part but most times people need to access some level of cash from a lender to complete a substantial renovation, home addition, or new home build in Toronto.

    Final Calculations to consider when deciding to build or renovation versus move

    Once you do the work and figure out all of the numbers above, it is up to you to figure out if you will be more ahead building versus moving. The truth of the matter is there is no golden calculation to figure this out, you will have to make some educated decisions and make sure that emotionally this is a good decision for your family. If you are looking for a more definitive way of figuring this out, see below:

    Proceed with Building/renovating your home IF

    (Refinance Amount – i.e. the money that will be put into your bank account) – Home Building Costs – Design/Permit Costs – Relocation Costs – mortgage penalties IS GREATER THAN ZERO

    No Not Proceed with Building/Renovating if the above values put you in the negative.

    Proceed with Moving If

    The above amount is less than zero AND New Home Purchase Amount – (Sale Amount – Real Estate Fees – Mortgage Amount – Mortgage Penalties – Moving Fees – Land Transfer Taxes) EQUALS OR IS GREATER THAN your down payment amount AND you are approved at the new mortgage amount (if applicable)

    Conclusion

    If you are at all confused about any of the concepts and calculations above you are not alone, the decision between building and moving is not a simple as running a few easily accessible numbers. You need to have a good team on your side to make the process as painless as possible and to get you the right information when you need it. At BVM Contracting we are substantial renovation and home building specialists, and can help get the build side costs in place for you so you can make the best decision you can between building or selling. Reach out to us to get the conversation started, you will not regret it!

    About BVM COntracting

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

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

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

  • Here’s Why Accessory Dwelling Units Cost So Much

    Here’s Why Accessory Dwelling Units Cost So Much

    We discovered Toronto’s most expensive construction secret while pricing our first ADU project in the Pape and Danforth area.

    The numbers came back higher per square foot than some of our largest new home builds. Not slightly higher. Significantly higher.

    This revealed something the ADU industry doesn’t want you to know.

    The Mathematics of Small Spaces

    Every home needs one kitchen and one bathroom minimum. These costs don’t scale down with square footage.

    A $25,000 bathroom represents 3.1% of an $800,000 large home budget. The same bathroom consumes 7.5% or more of a smaller ADU budget.

    The kitchen follows identical mathematics. Same specifications, same cost, devastating impact on smaller projects.

    Industry data confirms this reality. Mid-range bathroom remodels average $25,251 whether installed in 600 square feet or 2,500 square feet.

    The Utility Setup Trap

    Utility connections cost $25,000 to $45,000 regardless of ADU size. A 300 square foot unit requires the same water, electrical, and gas lines as a 1,200 square foot unit.

    The pricing doesn’t change. The per-square-foot impact explodes.

    This single cost category can represent 20% of some ADU budgets. Professional sitework confirms $25K covers basic utility connections, with costs reaching $30,000 for complex installations.

    The Industry Marketing Problem

    Pure play ADU builders conveniently leave utility upgrades out of initial discussions. They don’t want to scare potential clients away from what we consider one of the most expensive types of dwellings you can build in Toronto.

    These companies have made huge bets on ADUs being the next big thing. Their entire business model depends on marketing them as affordable housing solutions.

    The mathematical reality tells a different story.

    The Hidden Economics

    Construction data reveals ADU costs exceeding $600 per square foot, potentially making them more expensive than luxury housing per square foot.

    The economics work against small spaces. Fixed costs like permits, design fees, and site setup get distributed across minimal square footage.

    Labor productivity drops in confined spaces. Specialized equipment becomes necessary. Premium expertise commands higher rates.

    The smaller you build, the more expensive it becomes per square foot.

    What Property Owners Need to Know

    Understanding these economics before investing prevents costly surprises. The ADU marketing bubble promotes affordability while hiding the mathematical reality of construction costs.

    Fixed costs don’t disappear because buildings get smaller. Essential systems don’t become cheaper in compact spaces.

    Smart property investment requires honest cost analysis, not marketing promises.

    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, new home construction, multi-unit renovations, garden suite construction, and laneway suite 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 and home building projects in Toronto, 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.

  • Avoiding Committee of Adjustment in Toronto with Duplex Design

    Avoiding Committee of Adjustment in Toronto with Duplex Design

    Most Toronto homeowners think major renovations require Committee of Adjustment approval. We discovered they’re wrong.

    While reviewing updated zoning bylaws for multi-unit projects, we noticed something remarkable. Toronto’s push for increased housing density created massive regulatory relaxations for properties designed with secondary suites.

    The city wants more housing. So they made the path to multi-unit development significantly easier. Not only is this something the entire City is going to benefit from with gentle density going from buzzword to implemented solution, but it is also going to benefit homeowners looking to complete home additions and new home building projects if they play their cards right. Learn more below about how you can avoid Committee of Adjustment by planning for (at least) a secondary suite in your home.

    The Committee Problem

    Toronto’s Committee of Adjustment process averages 95 days for decisions. That’s 65 days longer than the Planning Act requires, but anyone who has been through the process knows have time-consuming and frustrating it is.

    These delays cost money because, after all, time is money. Not to mention that Committee of Adjustment costs additional money as well!

    But here’s what most contractors don’t tell you. You can often avoid this process entirely if the project is designed properly.

    Introducing The Secondary Suite Strategy

    When you design your project to accommodate a secondary suite, Toronto’s zoning bylaws become dramatically more flexible. Floor Space Index restrictions relax. Building length requirements expand. Variance triggers disappear.

    The key insight: You don’t actually need to build or use the secondary suite, you just have to plan for one.

    You simply design with secondary suite requirements in mind. This unlocks the same zoning relaxations as fully developed multi-unit properties.

    We call this the duplex “sleeper agent” approach.

    Real Results From East York

    One of our clients faced the potential of having significant Committee of Adjustment delays for their home addition. By redesigning with secondary suite requirements, they avoided the process completely and got to start their home build way sooner.

    The Floor Space Index relaxation allowed them to gain 300 square feet above grade across two levels and increase the building depth.

    In East York (and many parts of Toronto), that’s substantial additional space without variance applications or C of A hearings.

    They built out the basement as a turnkey secondary suite for future family needs. But they could have deferred this work entirely while maintaining the zoning benefits.

    How The Relaxations Work

    Toronto eliminated Floor Space Index restrictions in numerous areas, replacing them with height limits instead. This change specifically supports urban intensification.

    For secondary suites, the advantages multiply. Duplexes can exclude basements from FSI calculations entirely, provided the first level sits closer to grade than the basement.

    Buildings with three or more units must count basements toward FSI. But secondary suite designs stay in the duplex category, maintaining the exclusion benefit.

    Implementation Requirements

    Building out the secondary suite infrastructure requires specific code compliance. Fire separation between units. Dedicated plumbing and HVAC systems. Proper egress windows and exits.

    These requirements add marginally to total project costs (especially when you are talking about home additions and new home builds). When you’re already renovating or building, the incremental expense stays reasonable and the work is easier to complete during the full scope of the project versus thinking about it as an afterthought

    The timing matters. Installing secondary suite infrastructure during major construction costs far less than retrofitting later.

    Creative Compliance Over Variance Seeking

    This approach represents a fundamental shift in regulatory strategy. Instead of seeking exceptions through Committee applications, we work within expanded frameworks.

    Toronto’s housing policies created these opportunities intentionally. The city designed multi-unit relaxations to encourage density and housing supply.

    We simply leverage these provisions strategically for our clients’ benefit.

    The regulatory environment rewards projects that increase potential housing stock. Secondary suite designs qualify, whether or not homeowners activate the suite immediately.

    Beyond Individual Projects

    This strategy reflects broader changes in Toronto’s development approach. As zoning bylaws continue evolving to support intensification, creative compliance becomes increasingly valuable.

    Property owners who understand these regulatory shifts gain significant advantages. Shorter approval timelines. Reduced variance costs. Greater design flexibility.

    The key is recognizing opportunities before they become common knowledge.

    We’ve built our practice around identifying these regulatory advantages early. Our comprehensive database of past projects helps us spot patterns other contractors miss.

    When you’re planning major renovations or new construction in Toronto, understanding these zoning strategies can save months of delays and thousands in additional costs.

    The secondary suite approach works because it aligns with Toronto’s housing objectives while maximizing your property’s development potential. You get the benefits of multi-unit zoning relaxations without the complexity of actual multi-unit management.

    That’s creative compliance at its most effective.

    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, new home construction, multi-unit renovations, garden suite construction, and laneway suite 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 and home building projects in Toronto, 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.