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Category: Toronto Laneway Homes

  • How Families Create More Space in Toronto (Without Moving)

    How Families Create More Space in Toronto (Without Moving)

    How BVM Contracting Helps Growing Families Find More Space in Toronto

    TLDR: Moving isn’t the only answer when your family outgrows your home. Toronto families have more options than they think — from basement transformations to second-storey additions to garden suites — and the numbers often favour staying. Here’s how we help families figure out the right move (even if that move isn’t a move).

    Key Takeaways

    • Moving isn’t the only answer when your family needs more space — renovation options are often more affordable than the full cost of moving.

    • The most common space-adding project in Toronto is a second-storey addition, but basement renovations, interior reconfigurations, and garden suites are all viable depending on your situation.

    • There is no accurate cost-per-square-foot calculator for existing home renovations — the real number depends on the existing conditions of your specific home.

    • Toronto’s permit timeline for additions and secondary dwellings runs 6–12 months minimum; interior renovations move through the process significantly faster.

    • Getting a builder involved early in the design process — before you fall in love with plans — saves money and prevents costly surprises.

    The Conversation We Have Almost Every Day

    A family in the Upper Beaches calls us. Two kids, a third on the way, and a house that’s already bursting. They’ve been browsing listings in Ajax, Whitby, maybe Oshawa — places where their money stretches further. They’re ready to leave the neighbourhood they love.

    Before they sign anything, they call us.

    That’s a conversation we have almost daily with families throughout the Greater Toronto Area. And what they usually discover is that moving isn’t their only option — and often isn’t even their best one.

    There is no single solution for maximizing space for a growing family. That’s the honest answer. What we do is listen to what the family actually needs, look at the existing site conditions, understand the budget constraints, and figure out what’s realistically possible. Sometimes that’s a full second-storey addition. Sometimes it’s carving out a bedroom from wasted space. Sometimes it’s a garden suite in the backyard so grandma can live independently close by.

    We’re not in the business of selling a specific product. We’re in the business of finding the right solution. That mindset is what separates us — and it’s what keeps families calling us back, and referring their friends.

    The Real Options for Adding Space in Toronto

    The most common way Toronto families add more space is through a second-storey home addition. But that’s far from the only path, and it’s not always the right one.

    Here’s a breakdown of the approaches we use with our clients:

    Second-Storey Addition

    Adding a full second floor is the highest-impact option. It essentially doubles your home’s footprint. It’s also the most complex and typically the highest investment — and requires a full permit process that can take 6–12 months in Toronto before a shovel hits the ground.

    Rear or Side Extension

    Extending the main floor footprint outward can add a bedroom, family room, or expanded kitchen. Rear extensions are common in East York, Birch Cliff, and the Beaches. Costs depend heavily on the existing structure — what’s already there in terms of insulation, windows, plumbing, and electrical all factor into the real number.

    Basement Renovation

    We’ve transformed underutilized basements into proper living spaces — bedrooms for growing kids, recreation rooms, upgraded laundry — without touching the main floor at all. One of our recent projects in Birch Cliff (Scarborough) did exactly this. The family got functional bedrooms for their children and a great rec room, all by maximizing space that was sitting empty below their feet.

    Basement renovations also have a key advantage: they typically move through the City of Toronto’s permit process significantly faster than additions. Interior renovations are fast-tracked because there are far more of them — the city has a separate, quicker process for them.

    Interior Reconfiguration

    Sometimes the space already exists — it’s just being used wrong. We’re currently working with a family preparing for their second child who came to us thinking they needed a rear extension to add a third bedroom. After reviewing the layout of their existing second floor, we found that their oversized primary suite with a loft space could be reconfigured to carve out a proper third bedroom — no addition required. That saved them a significant amount of money and months of permit delays.

    Garden Suite or Laneway Suite

    These are separate dwelling units built in your backyard. We’ve built garden suites for families where an adult child needed independent living space — freeing up the main house for the parents. It’s an approach that creates real independence while keeping everyone close.

    The honest cost answer for all of these? There is no single calculator that gives you an accurate number. Every project deals with existing conditions in an existing home, and those conditions drive the cost. We take our clients’ budgets seriously — which means we get as many questions answered upfront as possible, so the scope of work reflects reality.

    The Moving vs. Renovating Math Most Homeowners Get Wrong

    Here’s where most families make a mistake: they compare the cost of a renovation against the list price of a bigger house, and decide moving is cheaper.

    That’s not the right comparison.

    Moving in Toronto comes with a long list of unavoidable costs that often get ignored: land transfer tax (provincial and municipal), realtor fees, legal fees, moving costs, and the very real premium you pay when you re-enter the market at a higher price point. Then there’s the intangible cost of leaving a neighbourhood you’ve already built a life in — schools, community, commute time.

    We always try to make sure our clients are evaluating the right numbers on both sides. We don’t care what they ultimately decide — as long as the decision is based on actual facts. If a family concludes that moving is genuinely the better choice, that’s fine. We’d rather help them reach an accurate conclusion than push them into a project that doesn’t make sense for their budget or their life.

    The funny thing? The number of families who call us back — or refer us to friends — because of this approach is remarkable. Turns out that giving people honest information, without a hard sell, pays off. We knew that going in.

    What Most Homeowners Get Wrong About “More Space” Projects

    The biggest mistake we see growing families make is getting too attached to a specific design before understanding what it will actually cost.

    Someone hires an architect, falls in love with renderings, and then gets a shock when the quotes come in. By that point, they’ve already spent money on design and emotionally committed to a vision. Making adjustments feels like failure.

    We work differently. We get involved in the design process early — sometimes before design even begins — to set realistic expectations for what a given budget can accomplish. Every design choice has a cost implication, and we flag those as they come up. We’ve saved our clients millions of dollars through value-engineering on “more space” projects: finding ways to achieve the same functional outcome with smarter decisions about materials, structure, and sequencing.

    The families who involve us early get projects that finish on time and on budget. The families who come to us after the design is locked in are the ones who end up with hard conversations and compromises.

    The BVM Approach: Solutions Engineering, Not Product Selling

    We describe our role as solutions engineers. That framing is intentional.

    When a family comes to us, we’re not starting from a predetermined answer. We’re listening to what they actually need, looking at what their property allows, understanding their budget, and then working backwards to find the best path forward.

    We’ve worked with a family in East York on a home addition project that ran through the full rise and fall of interest rates — over two years — to craft a scope of work that fit both their budget and their needs. We moved them in ahead of schedule and came in within the agreed budget. That kind of outcome doesn’t happen by accident. It happens because we’re embedded in the project from pre-construction through completion, managing the details that determine whether a project succeeds or overruns.

    We’ve also built completely separate dwelling units — a garden suite for a family to give their adult son independent living space in their backyard, allowing the parents to reclaim the space they needed inside the main home. It was a creative solution to a growing family situation that most people wouldn’t have considered.

    No two projects look the same. That’s the point. We customize every process to achieve each family’s specific goals within their actual budget.

    Frequently Asked Questions

    Q: Is it cheaper to add on to my house or move to a bigger one in Toronto?

    A: It depends — but moving costs more than most families account for. Land transfer tax, realtor fees, legal costs, and the premium on re-entering the market at a higher price point all add up. We always walk our clients through the real numbers on both sides before recommending anything.

    Q: How long does a home addition permit take in Toronto?

    A: For additions and secondary dwellings (like garden suites or laneway houses), expect a minimum of 3–4 months for permit approval — and 6–12 months is more realistic, especially if variances are triggered and the project has to go to the Committee of Adjustment. Interior renovations move through the City’s permit system much faster due to a dedicated fast-track process.

    Q: What’s the fastest way to add more living space to my Toronto home?

    A: An interior renovation or basement transformation typically gets through the permit process fastest and can be completed within a shorter overall timeline than any project that expands your home’s footprint. If speed is a priority, we’d start there.

    Q: How do I know if my home is a good candidate for a second-storey addition?

    A: It depends on your existing foundation, structure, and lot coverage. The only real way to know is to have someone who understands construction look at the property — not just an architect or designer, but someone who can evaluate the structural and cost implications of adding above.

    Q: Can BVM help if I don’t know which option is right for me?

    A: That’s actually where we start with most of our clients. We’ll walk through what your property allows, what your budget can realistically achieve, and which approach gives you the best outcome. No pressure, no predetermined answer.

    Ready to Talk About Your Project?

    If your family is outgrowing your home and you’re not sure whether to renovate or move, we’re the right first call. We’ll give you an honest assessment of your options — no hard sell, no predetermined answer. Just the information you need to make the right decision for your family and your budget.

    Related Reading:

  • Summary of Cold-Climate Heat Pumps For Toronto

    Summary of Cold-Climate Heat Pumps For Toronto

    Yes, You can install a cold-climate heat pump in Toronto (and other parts of Canada)

    Toronto homeowners ask us about heat pump operating costs more than any other question. We can’t give them the answer they want.

    We’ve tried to do the math before. The problem comes down to different fuel sources making accurate comparisons nearly impossible without expensive monitoring equipment.

    But here’s what we can tell you from installing both systems across Toronto: the decision often comes down to factors beyond monthly utility bills.

    The Fear That Doesn’t Match Reality

    Homeowners worry about cold-climate heat pumps keeping up during Toronto winters. This fear drives most of our initial conversations.

    The reality is different. Modern cold-climate heat pumps work reliably down to -25°C. Since Toronto rarely sees temperatures below that threshold, proper system design eliminates the performance concerns.

    Our HVAC designers complete heat loss calculations for every project. They size systems to Toronto’s historical temperature data, which has been slowly increasing over time.

    The backup heating systems we install activate only a handful of times each winter. Past clients tell us these systems kick in during the coldest nights, then sit idle for months.

    The Real Cost Breakdown

    Equipment costs show a clear 15-25% premium for cold climate heat pumps. A $8,000-$10,000 + HST furnace and AC installation becomes $12,000 to $14,000 + HST for the heat pump equivalent.

    That $2,000 to $4,000 difference covers the advanced technology needed for Toronto’s climate. Installation requirements remain identical between systems, using the same ductwork and electrical connections.

    Backup heating adds another $1,500 to $2,500, depending on the system type. Most homeowners choose this option for peace of mind, even though backup heating rarely activates in our climate unless we have a very cold winter (like this year).

    The Efficiency Truth

    Heat pumps maintain 100% efficiency down to -15°C. High-efficiency furnaces plateau at 97-98% efficiency regardless of outdoor temperature.

    This means heat pumps outperform furnaces during most of Toronto’s heating season. Modern heat pumps achieve coefficients of performance between 3 and 4, making them significantly more efficient than any combustion system.

    The efficiency advantage shifts when temperatures drop below -15°C. Furnaces maintain their 97-98% rating while heat pump efficiency decreases.

    For Toronto homeowners experiencing those -20°C to -25°C nights several times each winter, this creates a genuine trade-off to consider.

    Why Homeowners Actually Choose Heat Pumps

    The all-electric home concept drives more decisions than efficiency calculations. Homeowners get excited about eliminating gas connections entirely for their Toronto homes.

    Cold climate heat pumps make all-electric homes possible in Toronto. This single technology replaces both heating and cooling systems while enabling complete electrification.

    Environmental considerations matter more than monthly savings for many families. The ability to power home heating and cooling from renewable electricity sources appeals to environmentally conscious homeowners.

    Future-proofing plays a significant role. Installing heat pump technology now positions homes for potential gas phase-outs or carbon pricing changes.

    The Installation Flexibility Advantage

    Ductless heat pump systems offer unique advantages for home additions and renovations. These systems provide heating and cooling for new spaces without modifying existing ductwork.

    This flexibility makes heat pumps ideal for Toronto’s many home addition projects. Homeowners can add comfort to new spaces while keeping their existing HVAC systems intact. They can even create a completely separate HVAC system for projects like second-level additions.

    The same technology works for basement apartments, secondary suites, and accessory dwelling units. Each space gets independent climate control without major infrastructure changes. Many accessory dwelling units (garden suites and laneway suites) we are working on are opting for all-electric set-ups to reduce costs (versus having to run out a gas line) and the ones that we have set-up work great.

    Making the Decision

    Both systems (furnace/AC versus cold-climate heat pumps) will work reliably in Toronto’s climate. You won’t spend excessive amounts on operating costs with either choice.

    The decision factors that matter most include your comfort with new technology, environmental priorities, and long-term home plans.

    If you’re planning other electrical upgrades or considering solar panels, heat pumps integrate seamlessly into all-electric home systems.

    If you prefer proven technology and don’t mind maintaining gas service, high-efficiency furnaces remain excellent choices.

    The upgrade path matters too. Installing a traditional system now means more complex conversions later if you decide to go all-electric.

    We help Toronto homeowners navigate these decisions through comprehensive pre-construction services. Our project database includes real-world performance data from both system types across different home styles and sizes.

    The choice comes down to personal preference when both systems meet your heating and cooling needs reliably. Understanding the real trade-offs helps you make the decision that fits your family’s priorities and budget.

    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.

  • Garden Suite Cost Calculator

    Garden Suite Cost Calculator

    Garden Suite Cost Calculator

    Introduction to Garden suite costs

    There is a massive learning curve for home owners, real estate investors, multi-generational families, and anyone else trying to evaluate if they can build a garden suite (or laneway suite) on their property. We have gone ahead and created a cost calculator that captures the key costing variables that cause fluctuations in the costs of building a garden suite.

    Note that we do ask for your contact information at the end of the calculator in order to send you an email with the cost estimate. If you are in our project service area we will also reach out to get feedback about calculator and see if you need any additional information to make the most informed decision about your project.

    Get a Free zoning analysis of your property before using the garden suite cost calculator

    You will notice that the first question in the garden suite cost calculator is if you have completed a zoning/property analysis to confirm that you can build a garden suite on your property. If the answer is no that is not a problem! BVM Contracting can provide a complimentary assessment of your property’s suitability for a garden suite or laneway suite so you aren’t wasting your time on a project that might not work!

    Reach out below to schedule your free assessment!

    How to build a cost-effective Garden suite

    We have compiled a few ideas to reduce the costs of building a garden suite, so be sure to check out that article. We also offer pre-fabricated garden suite floor plans and costs that help keep the overall costs of garden suite construction more affordable.

    What are the key variables that affect the cost of garden suites?

    If you step through the cost calculator you will see what variables we are trying to gather to get a better idea of overall costs for your project, but for those of you interested in reading more about them see below.

    Square Footage of your Garden Suite affects the cost

    This won’t come as a surprise but what may seem counter-intuitive is the fact that as you make your garden suite smaller, the cost per square foot gets higher. Before you scratch your head you can check out our garden suite page that gives an example of why this is the case. So if you are planning to build a bachelor unit you can expect to see a higher cost per square foot versus doing a 1000 square foot 2-level garden suite in Toronto.

    Amount of conditioned space versus unconditioned space

    The amount of space that needs to be conditioned (i.e. livable space) versus unconditioned (i.e. garage) will affect the total cost of your garden suite or laneway suite. Since there is usually no plumbing, HVAC, very little electrical, and even fewer finishes in an unconditioned space the cost per square foot of finishing a garage ends up being a lot less compared to the rest of the livable garden suite.

    Existing Utility Upgrades

    Depending on the size of your existing utilities you may need to upgrade them. This is especially true for properties that have a 100-amp electrical service and panel and 1/2 inch water supply. If you want to separately meter the garden suite, that will add additional costs as well. It is helpful to know how much utility upgrade is necessary as that is going to affect the overall cost of your garden suite or laneway suite’s construction.

    Distance from Front Wall of Main home to Garden Suite

    How far away your garden suite is from the front wall of your house will affect the overall cost of building the garden suite because the cost is going to increase the further away the garden suite is. Since plumbing and electrical costing is hugely dependent on the length of material needed this is something to consider in order to understand if your garden suite will be more or less costly.

    Garden suite Kitchen Budget

    The least expensive kitchen that we have ever installed came in at just around $12,000, and that is because we installed everything ourselves and it was for one of our own personal projects. Now if you want to give yourself some buffer you will want to budget for at least $17,500-$25,000 for a discount kitchen supply and installation, inclusive of appliances, counters, and hardware.

    Interior Finishes

    You will notice that we gave an allocation for a flooring budget. The reason why is because there is a huge difference in cost between doing supply and install of luxury vinyl flooring ($5-7 per square foot) versus all tile ($15-$30 per square foot) flooring so make sure you you set your expectations accordingly.

    Nice to haves that will make your garden suite more expensive

    We have a section at the end of the calculator that highlights some additional add-ons that will increase your overall project budget, some of which we have highlighted below:

    1. Running a gas line out to the garden suite will add additional costs to the overall utility costs for the project. It is a third utility (after water and electrical) that will need to be run out so make certain that you understand the overall costs of this line item before committing to it. It is entirely possible to set-up a garden suite with no gas by setting up a cold-climate heat pump and doing all-electric fixtures.

    2. Adding skylights and sun tunnels will add to the overall cost. You can expect each unit to be between $1,000-$2,000 per unit for supply and install.

    3. In-floor heating is possible but will be more of a nice-to-have for a garden suite project. You will also need to run a gas line out to make this possible, since you will need to set-up a gas boiler system to support the heating system.

    4. Setting up a generator for your garden suite is possible but will be costly to set-up.

    5. Solar panels are a great idea to be less dependent on the electrical grid but come at a hefty price tag so you will want a healthier budget to make that system work.

    6. Setting up separate electrical service direct to your garden suite or laneway suite will be more expensive than sharing an electrical panel with your main home but might be worth it to separate the utility costs.

    Important Things to Note about our garden suite cost calculator

    This calculator should only be used for calculating garden suite and laneway suite construction costs

    This calculator is exclusively for calculating garden suites and laneway suites. We have created a new home building cost calculator if you are interested in building a new home in Toronto and are planning on coming out with a home addition cost calculator and home renovation cost calculator very soon, so stay tuned! You can also utilize one of our real-life human beings to help you get representative pricing for your project, so don’t hesitate to reach out (we don’t bite, scout’s honour).

    Garbage in equals garbage out

    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 build a 2-level garden suite at 200 square feet per floor. Be smart about your answers so you can get the best idea of costs.

    The garden suite costs created are not a final quote for your project

    The garden suite cost calculator is meant to give you a RELATIVE idea of the costs to build a garden suite given your provided answers (+/- 10-20%), but it is 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 finalize your scope and garden suite project pricing in a more comprehensive way. We have a database of recently completed garden suite and laneway suite projects that will help give you a clearer picture of what the scope of work will look like for your project

    Your feedback is welcomed

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

    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.

  • The Real Cost of Installing Sprinklers in an ADU

    The Real Cost of Installing Sprinklers in an ADU

    Why reviewing your property’s design constraints is important before it’s too late

    We reached out to our fire safety partner with a simple question: What does a real-world sprinkler system actually cost for a Toronto garden suite?

    The answer surprised us. $40,800 before taxes.

    We’ve built our reputation on transparency. On giving property owners the real numbers before they commit to design. But even with our comprehensive construction database, this number caught us off guard.

    Not because it’s unreasonable. Because nobody talks about it until it’s too late.

    The Ninety Meter Line

    In Toronto, your ADU budget swings by tens of thousands based on one measurement: distance to the nearest fire hydrant.

    The threshold is 90 meters. Fall on the wrong side of that line and you’re looking at a full sprinkler system installation.

    We’re not talking about a few ceiling sprinklers. We’re talking about upgrading underground pipes from 1″ to 2″, installing over 10 sprinkler heads throughout a small two-story structure, and dedicating a closet-sized room just to house the system components.

    The City of Toronto sets these requirements based on fire department access. It comes down to how quickly firefighters can respond with an adequate water supply.

    But here’s what most Garden Suite and Laneway Suite Builders won’t tell you: there’s an alternative.

    You can request the City install a new fire hydrant closer to your property. We’ve had clients do exactly this. It costs money, but significantly less than $40,800 + HST.

    The catch? You need to know this option exists before you start design. Most property owners discover the sprinkler requirement halfway through permitting when it’s too late to pivot.

    Where The Money Actually Goes

    Let’s break down the real costs for a two-level ~1100 square foot ADU:

    Sprinkler system installation: $17,500 plus HST. This covers the underground pipe upgrade, 11 sprinkler heads, a dedicated sprinkler room with all components, and NFPA 13 test certification.

    Fire alarm system installation: $12,500 plus HST. Four detectors, control panel, exterior strobe light, and integration with the sprinkler system.

    Engineering design drawings: $9,600 plus HST. That’s $4,800 for sprinkler design and another $4,800 for fire alarm design.

    Fire hydrant flow test: $1,200 plus HST. Required to verify adequate water pressure for the system.

    The equipment and labor make sense. What surprises property owners is that nearly $10,000 in engineering fees.

    Why Engineers Cost What They Do

    It comes down to liability.

    When an engineer stamps your fire safety system design, they’re putting their professional credentials on the line. They’re certifying that this system will save lives in an emergency.

    Toronto requires Professional Engineer design for ADU fire safety systems. You can’t use a template. You can’t copy a neighbor’s plan.

    Every property is different. Pipe routing, water pressure, system integration, all of it needs custom engineering.

    The engineer carries the liability if something fails. That’s what you’re paying for.

    The Integration Nobody Expects

    Here’s what caught us off guard: the sprinkler and fire alarm systems can’t work independently.

    When fire alarms activate, they trigger the sprinkler system. The building code requires this integration to create a failsafe that prevents fire spread and alerts emergency services simultaneously.

    This means two separate systems, two separate engineering reviews/designs, and careful coordination of stakeholders. It’s not just double the equipment. It’s double the complexity.

    The Space You Lose

    In a compact ADU where every square foot affects rental income potential, you need to sacrifice closet-sized space for sprinkler system components.

    Pumps, valves, control systems, all need dedicated housing. You can’t tuck them in a corner or share space with mechanical systems.

    It comes down to sound planning from the early design stages. If you have the right project team, these conversations happen before you fall in love with a floor plan.

    We’ve seen property owners redesign entire layouts after discovering they need this dedicated space. That’s expensive. That’s frustrating. That’s avoidable.

    What We Learned

    We invested time understanding these costs because our clients deserve transparent budgets before they commit to design.

    The construction industry is riddled with horror stories about surprise costs and poor guidance. We refuse to be part of that problem.

    Here’s what property owners need to know:

    • Measure your property’s distance to the nearest fire hydrant before you start design. If you’re beyond 90 meters, explore the new hydrant option with the City.

    • Budget for both sprinkler and fire alarm systems if sprinklers are required. They’re not separate line items. They’re integrated systems with combined costs.

    • Plan for engineering fees that match your installation costs. This isn’t contractor markup. This is professional liability insurance built into life-safety systems.

    • Account for dedicated mechanical space in your floor plan from day one. You can’t reclaim that space later.

    • Work with a team that does this research before you pay for architectural drawings. Pre-construction planning saves tens of thousands in redesign costs.

    The Real Cost Of Transparency

    Sharing these numbers might cost us clients who weren’t prepared for fire safety reality.

    But hiding them would cost something more valuable: trust.

    We’re a family-owned company built on going above and beyond for every client. That starts with honest conversations about what things actually cost.

    The realistic $40,800 fire safety budget represents a substantial portion of any ADU project. Property owners deserve to know this number exists before they invest in design, before they commit to a general contractor, before they’re locked into a path that might not make financial sense.

    That’s what our comprehensive pre-construction services provide. Real budgets. Honest guidance. The kind of planning that prevents expensive surprises.

    Because in an industry known for misinformation and horror stories, being the source of truth means showing you the full picture even when the numbers are uncomfortable.

    Especially when the numbers are uncomfortable.

    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, garden suites, 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. Learn more about our vision, mission, and values here.

  • Accessing Building Records In Toronto

    Accessing Building Records In Toronto

    When, why, and how to access Building Records in toronto

    Most Toronto homeowners start renovation or home building projects blind to their property’s construction history. They demolish walls without knowing what’s behind them. They plan additions without understanding existing structural systems.

    This approach costs thousands in preventable mistakes.

    Building permit records hold the answers. For just $74.02 (2025 value), Toronto homeowners can access decades of construction documentation that reveals how their property was actually built.

    We’ve seen this pattern repeatedly in our projects. Homeowners assume previous work was done correctly. They trust that basement apartments are legal. They guess at structural modifications.

    The records tell a different story.

    When Records Change Everything

    On a recent Scarborough home extension project, building records revealed the exact joist directions in the existing structure. This allowed us to properly engineer the connection points and avoid costly re-engineering during construction.

    Another project uncovered an illegal basement apartment that the homeowner believed was permitted. We identified this issue before the client committed to their garden suite design process. No money had been exchanged yet.

    The alternative would have been devastating. Discovering unpermitted work during construction means project delays, budget overruns, and potential fines so it is better to uncover any problems before or during the design process.

    The Simple Request Process

    Getting your building records takes minutes to request. Fill out the form on the City of Toronto website and email it to bldrecords@toronto.ca.

    You’ll need proof of ownership and the $74.02 fee. Toronto Building processes requests within 30 business days.

    That’s it. For less than $75, you get access to every historical permit on your property.

    Reading Between the Lines

    Raw building records look like technical drawings and permit numbers. The real value comes from professional interpretation.

    We work with our architectural partners to analyze what the documents show versus what was actually built. Sometimes there are discrepancies. Previous contractors might have deviated from approved plans.

    Newer permits provide more useful information. Records from the last 10 years typically contain detailed specifications we can apply to current projects. Older permits might show basic structural information that still proves valuable.

    The key is matching historical work to your proposed project. If previous renovations touched the same areas you’re planning to modify, those records become invaluable.

    Why Most Contractors Skip This Step

    Many contractors wait until permits are in hand before dedicating real effort to project planning. They prefer to deal with surprises as they arise during construction.

    We consider building records research an opportunity to demonstrate expertise upfront. It separates us from contractors who want premature commitments without proper investigation.

    This approach filters out clients looking to cut corners. It builds trust with homeowners who value thorough preparation over rushed timelines.

    Smart renovation planning starts with understanding what came before. Your property’s construction history affects every future project decision.

    The $74 investment in building records often prevents thousands in construction surprises. That’s the kind of math that makes sense for any serious renovation project.

    About BVM COntracting

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

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

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

  • Summary of Toronto’s Pre-approved ADU Designs

    Summary of Toronto’s Pre-approved ADU Designs

    We are excited and skeptical at the same time

    When Toronto launched pre-approved plans for garden and laneway suites, we felt what we call “speculative excitement.”

    Not pure enthusiasm. Not skepticism either.

    Speculative excitement because we’ve watched Toronto roll out housing initiatives before. Some gain traction. Others disappear quietly into bureaucratic archives.

    The pre-approved plans represent something different though. They tackle what we recognize as the “activation energy” problem in ADU development.

    The Activation Energy Problem

    In chemistry, activation energy is the minimum energy needed to start a reaction. In construction, it’s the psychological and financial barrier homeowners face when considering an ADU.

    Most property owners get overwhelmed before they begin. Design costs, permit complexity, zoning uncertainty. The unknowns pile up until inaction feels safer than action.

    Toronto’s pre-approved plans reduce this activation energy. They provide templates, cost predictability, and a clearer starting point.

    But here’s what the city doesn’t emphasize: reducing activation energy doesn’t eliminate the other energy barriers in your project.

    What Pre-Approved Plans Actually Solve

    The plans address specific pain points we see regularly. Design teams can’t charge excessive fees for templated layouts. Homeowners get cost estimates faster. The basic footprint questions are answered upfront.

    We’ve built costing databases for each approved design. This lets us provide accurate project estimates based on your specific site conditions without the usual back-and-forth design process.

    The efficiency gains are real. With the ADU plans on the City website being pre-approved for Ontario Building Code (OBC) compliance, it will allow for the plans to only need to be reviewed by one examiner at the Building Department (versus the regular two), which will speed up the process of getting a permit by at least a few weeks, if not a full month is some cases.

    Every week matters when you’re carrying construction financing or living through renovation chaos.

    What They Leave Completely Untouched

    Template designs work “in most backyards” but reality is more nuanced. Every property has unique zoning constraints, utility locations, and site conditions.

    You still need professional help to navigate permits, coordinate submissions, and handle the inevitable customizations. The plans provide a starting point, not a finish line.

    Cost pressures remain significant. Garden suite construction costs range from $400-$700 per square foot in Toronto. A modest 500 square foot unit still costs $200,000 or more before permits, design fees, and utility connections are considered.

    The underlying housing crisis context makes these costs feel even more daunting. One in five Toronto households faces Core Housing Need, nearly double the national rate.

    Why Professional Expertise Remains Essential

    Pre-approved plans create an illusion of simplicity. Download a template, submit for permits, start building. The reality involves more complexity.

    Site plans need customization for your property’s specific conditions. Zoning reviews confirm whether the template actually works for your lot. Permit submissions require coordination with multiple city departments.

    We work with experienced architectural partners who understand ADU permitting nuances. They handle the technical requirements while we focus on construction realities. They’ve even worked with the pre-approved plans and understand the process.

    This partnership approach gives you professional expertise without paying for redundant services. The architect handles permits and compliance. We handle site conditions and construction logistics.

    Leading With Value in a Changing Market

    We see the pre-approved plans initiative as an opportunity to lead with value rather than resist change. When the city invests effort in streamlining processes, we want to be among the first to implement them effectively.

    Our comprehensive costing databases let us provide transparent project estimates upfront. You know your financial commitment before paying design fees or permit costs.

    This transparency matters in an industry often criticized for cost surprises and poor communication. We aim to be part of the solution by providing honest, educational guidance from your first consultation.

    Practical Navigation Approach

    If you’re considering an ADU using pre-approved plans, start with a property zoning review. Confirm the template design actually works for your specific lot before investing time and money.

    Get accurate cost estimates based on your site conditions, not generic template pricing. Factor in customizations needed for your property’s unique requirements.

    Work with professionals who understand both the pre-approved plan system and the realities of ADU construction in Toronto. The plans reduce some barriers but don’t eliminate the need for expertise.

    We provide free consultations and comprehensive pre-construction services to help you make informed decisions about your ADU project. Our goal is ensuring you understand the full scope and cost before committing to any financial obligations.

    Toronto’s pre-approved plans represent genuine progress in reducing housing development barriers. But progress doesn’t mean simplicity. Professional guidance remains your best investment for successful ADU development.

    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.

  • 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.

  • What Happened to The Canada Secondary Suite Loan Program?

    What Happened to The Canada Secondary Suite Loan Program?

    The Epic Failure of a promising loan program

    The Canada Secondary Suite Loan Program, introduced in the 2024 Fall Economic Statement (and updated in a recent news release on December 10th, 2024), provided promise to homeowners of low-interest loans of up to $80,000 to create secondary suites such as legal basement apartments, laneway suites, and garden suites. The program aimed to address Canada’s housing supply challenges by enabling homeowners to add affordable rental spaces to their properties​.

    This was a great goal that never came to fruition and is held up in the air right now, with no indication of whether it will or will not be an actual program (our money is on not).

    What happened to the Canada Secondary Suite loan program?

    Unfortunately, politics happened. With the announcement coming from the previous Liberal Party leadership that was essentially on the way out the door, there was little need for the current Liberal Party to follow through on the promises made in the Fall Economic Statement.

    The Key Features of the Canada Secondary Suite Loan Program

    If the program was followed through on, these were the key features:

    Eligibility for the canada secondary suite loan program

    The program aimed to target the creation of secondary suites for long-term rental purposes. It includes renovations for existing secondary suites and new construction of units like garden or laneway suites, as well as the conversion of garages into secondary suites. Learn more about how you can leverage BVM Contracting’s expertise in all three of these secondary suite projects.

    How much was the program offering?

    You would have been able to borrow up to $80 000 from the government at a low interest rate (2 percent) and a 15-year term, as per the recent news release on December 10th, 2024.

    Purpose of the Canada Secondary Suite Loan Program

    The focus of the program was to provide affordable housing options, especially in areas where rental units are in high demand like Toronto and larger cities.

    Were Garden Suites and Laneway Suites Eligible for this program?

    Along with secondary suites in the primary home and garage conversions, new construction garden suites and laneway suites were being targeted to qualify under this program. The initiative encouraged the development of various forms of secondary housing, including newly constructed detached units like garden suites and laneway suites. Unfortunately now this program has no indication of being followed through on.

    Helpful resources and links to learn more

    2024 Fall Economic Statement: Making it easier for homeowners to build secondary suites (December 10th News Release)

    Deputy Prime Minister announces new actions to build secondary suites and unlock vacant lands to build more homes (October 8th News Release)

    Government of Canada Federal Budget 2024: Chapter 1

    Government of Canada Federal Budget 2024: Chapter 2

    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.