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  • Home Renovations in Toronto

    Home Renovations in Toronto

    Home Renovations in Toronto

    How to Get the Most Bang for Your Buck

    If you’re a homeowner, you know that renovations can be a costly but necessary expense. Whether you’re looking to upgrade your kitchen, add a new bathroom, or expand your living space, the prospect of home renovations on a budget can seem daunting. But fear not, there are plenty of ways to get the most bang for your buck. With some careful planning and creative thinking, you can transform your home without breaking the bank. From DIY projects and budget-friendly materials to smart design choices and innovative financing options, there are many ways to make your home renovation dreams a reality.

    In this article, we’ll explore some practical tips and tricks for home renovations on a budget, so you can enjoy your newly renovated space without the stress of overspending.

    Assessing your home renovation needs

    Before you start your home renovation project, it’s important to assess your needs. What areas of your home require renovation? Do you need to update your kitchen, bathroom, or living space? Do you need more storage space or want to create an open-concept floor plan? By identifying your home renovation needs, you can create a plan that addresses your priorities and stays within your budget.

    Once you have a list of your renovation needs, it’s time to consider the scope of the project. Are you looking for a complete renovation or a few minor upgrades? A complete renovation can be expensive, but it can also increase the value of your home. Minor upgrades, on the other hand, can be a cost-effective way to freshen up your space without breaking the bank. Consider your budget and priorities when deciding on the scope of your renovation project.

    Finally, it’s important to consider the long-term benefits of your renovation project. Will your renovation increase the value of your home? Will it make your home more functional and enjoyable to live in? By considering the long-term benefits, you can make informed decisions about your renovation project that align with your budget and priorities. Any knowledgeable General Contractor will be able to help you work through this process so the sooner you get them involved the better informed you will be.

    Setting a budget for your home renovation project

    Once you have assessed your home renovation needs, it’s time to set a budget. Setting a budget is an important step in any home renovation project, as it helps to ensure that you don’t overspend. Start by determining how much money you can realistically afford to spend on your renovation project. Consider your income, expenses, and any existing debts.

    Next, create a list of all the materials and services you will need for your renovation project. This list should include everything from paint and fixtures to professional services like electrical and plumbing work. Research the cost of each item on your list to get an idea of how much your renovation project will cost or reach out to a General Contractor to get a rough budget for the renovation.

    Finally, it is always a good idea to add a contingency fund to your budget, especially in older homes. A contingency fund is a buffer that you set aside for unexpected expenses that may arise during your renovation project. A good rule of thumb is to set aside 10-20% of your total renovation budget for contingencies.

    Prioritizing your home renovation goals

    With your budget in hand, it’s time to prioritize your home renovation goals. What are the most important aspects of your renovation project? Do you need to focus on functionality, aesthetics, or both? By prioritizing your goals, you can make informed decisions about where to allocate your renovation budget.

    Consider your renovation needs and budget when prioritizing your goals. If you have a limited budget, you may need to focus on minor upgrades that have a big impact, like new paint and lighting fixtures. If you have a larger budget, you may be able to focus on more significant upgrades, like a full interior renovation, basement renovation, or kitchen renovation.

    DIY vs. professional renovation services

    One way to save money on your renovation project is to do some of the work yourself. DIY projects can be a cost-effective way to add value to your home, but they require time, effort, and skill. Before starting a DIY project, consider your level of experience and the complexity of the project. Some projects, like painting and installing new fixtures, are relatively easy and can be done by most homeowners. Other projects, like electrical and plumbing work, require specialized knowledge and should be left to professionals. BVM Contracting has a DIY Consultation program that aims to help homeowners who want to complete DIY renovations to make sure they are starting off on the right track

    Professional renovation services can be expensive, but they can also save you time and ensure that your renovation project is done correctly. When choosing a professional renovation service, it’s important to do your research. Look for reputable contractors with good reviews and a track record of quality work. Get multiple quotes from different contractors to ensure that you are getting a fair and accurate budget. The goal is not to look for the lowest cost but to find a General Contractor that can give you the most value.

    Cost-effective home renovation ideas – paint, lighting, and fixtures

    There are many cost-effective ways to renovate your home without breaking the bank. One of the easiest and most affordable ways to freshen up your space is with a new coat of paint. Paint can transform a room and give it a new look and feel. When choosing paint colors, consider your personal style and the overall aesthetic of your home.

    Another cost-effective way to update your home is with new lighting fixtures. Lighting can have a big impact on the look and feel of a room, and there are many affordable options available. Look for fixtures that match your personal style and are appropriate for the function of the room.

    Finally, upgrading your fixtures can be a cost-effective way to add value to your home. Upgrading your faucets, doorknobs, and cabinet hardware can give your home a fresh look without breaking the bank. Look for fixtures that are both functional and stylish, and that match the overall aesthetic of your home.

    Repurposing and upcycling furniture and decor

    Another way to save money on your home renovation project is to repurpose and upcycle furniture and decor. Repurposing and upcycling involve taking old or unused items and turning them into something new and useful. This can be a cost-effective way to add unique and personalized touches to your home.

    Look for old furniture and decor items that can be repurposed or upcycled. For example, an old dresser can be painted and turned into a bathroom vanity. Old windows can be turned into picture frames. The possibilities are endless, and the results can be both beautiful and functional.

    Sustainable and eco-friendly renovation options

    If you are interested in sustainable and eco-friendly renovation options, there are many choices available. Sustainable and eco-friendly materials and products are becoming more readily available, and many are affordable and easy to incorporate into your renovation project.

    Look for materials that are made from renewable resources, such as bamboo and cork. Consider using low-VOC paints and finishes, which are healthier for you and the environment. Install energy-efficient lighting and appliances, and consider adding insulation to your home to reduce energy costs.

    Financing options for home renovations

    If you don’t have the cash on hand to finance your home renovation project, there are many financing options available. Home equity loans and lines of credit are popular options, as they allow you to borrow against the equity in your home. Personal loans and credit cards are also options, but they typically come with higher interest rates.

    Before choosing a financing option, it’s important to do your research and compare rates and terms. Consider your budget and how much you can realistically afford to borrow. Be sure to read the fine print and understand the terms and conditions of any loan or credit agreement.

    Conclusion: Achieving your dream home on a budget

    Home renovations on a budget may seem like a challenge, but with some careful planning and creative thinking, you can achieve your dream home without overspending. Assess your renovation needs, set a budget, and prioritize your goals. Consider DIY projects and cost-effective materials and services. Repurpose and upcycle furniture and decor, and choose sustainable and eco-friendly options. Finally, if you need to finance your renovation project, explore your options and choose the best one for your budget and needs. With these tips and tricks, you can enjoy your newly renovated space without the stress of overspending.

    About BVM COntracting

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

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

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

  • Waterfront Renovation Project in Prince Edward County

    Waterfront Renovation Project in Prince Edward County

    Waterfront Accommodation in Prince Edward County

    Learn more about the renovations completed at what is now Fancie’s PEC, a boutique accommodation provider that retrofitted a dated waterfront property into a unique accommodation in Prince Edward County, renovations completed by one of our own!

    About Fancie’s Prince Edward County (PEC)

    Fancie’s PEC was bought in 2021 and underwent extensive interior renovations to convert the rooms within into 4 separate guest suites. Fancie’s PEC has become a licensed STA provider in Prince Edward County and is legally able to provide accommodations in the region. The renovation process took ~ 2 years to complete as there was approximately 7000 square feet of area that needed to be reconstructed in various capacities to update the space and turn it into the eclectic accommodation that it is today. Renovations and property upgrades are still underway but the accommodation is now accepting bookings for the 2023 season for all 4 suites.

    Each suite has its own unique theme and different group sizes can be accommodated within. Fancie’s PEC also offers whole-home bookings to parties interested in booking the 7 bedroom, 5.5 bathroom home. The home is occupied by the owner’s to ensure that every stay is amazing and the guests are taken care of. They are also planning on offering custom packages for guests later in 2023 and are planning to be open all-year round.

    Amenities at Fancie’s PEC

    The Fancie’s PEC website has a more exhaustive list of amenities provided, but the ones that are absolutely spectacular are below. You essentially get a hotel-style experience in the comfort of a home with a waterfront overlooking the Bay of Quinte.

    • Waterfront view with sunsets during the Summer months and shoulder seasons

    • Boat launch for fishermen and boaters

    • Dock

    • Natural Stone Patio with firepit

    • Free Parking on site

    • 3 of the 4 suites have waterfront views that you can watch the sun set and see all of the nature on the Bay of Quinte (swans, ducks, geese, heron, osprey, etc.)

    • Each suite has its own individual thermostat to control the temperature in the Winter and Summer months

    • Complimentary linens, towels, sheets, pillows, bedding, make-up wipes, shampoo, conditioner, and body soap

    • Mini fridge in each suite with coffee station

    What to do while staying at Fancie’s PEC

    There are many activities and outings you can be part of while staying at Fancie’s. Being that Prince Edward County is known for its wineries, that is the top-of-mind outing that many of our guests put on their list, but some of the other options are below:

    • The Bay of Quinte is well-renowned for its amazing fishing, specifically Walleye fishing. Fancie’s PEC is well-situated for any fisherman who wants to be able to wake up, walk out the door, launch their boat on our property, and start fishing! And in the winter time if the Bay of Quinte freezes over properly you can enjoy ice fishing about 200 meters away from our property. Point in is one of the better known ice fishing areas in the Quinte area and we are fortunate to be located right beside it!

    • The Quinte region and Prince Edward County have some great golfing, including Trillium Wood GC, Black Bear Ridge GC, Timber Ridge GC, and Picton GCC. Fancie’s has partnerships with Trillium Wood and Timber Ridge so if you are interested in golfing those two golf courses they can help get you set-up!

    • Exploring the wide variety of artists that call PEC their home. There are many different types of artists and galleries that you can visit if you are interest in the fine arts. There is even an arts trail that you can find online to check out where they are located so you can plan your trip!

    • Brewery tours in Prince Edward County. There is a surprising amount of breweries that call PEC their home, and each of them have their own great vibe and offering. names like Parsons Brewing, Prince Eddy’s, and Slake Brewing are just some of the many that are sprinkled all across Prince Edward County.

    • Sandbanks Provincial Park is a very popular local attraction in Prince Edward County that is located on the South side (Lake Ontario side). You can enjoy the vast amount of sandy beaches, dog friendly areas, and there is also sand dunes that you can hike as well! It is best to plan your trip in advance on the weekends so you can make sure you can get parking (which you have to pay for). A definite must-see attraction!

    • Thrifting and local shopping is another popular way to pass the time in the County. There are many thrift stores that have unique items and many local shops in the big three towns (Picton, Bloomfield, and Wellington) that you can wind through at your leisure/whim.

    • There are some amazing and unique restaurants in Prince Edward County that you will want to make sure is part of your itinerary. Names like Bocado, The Royal Hotel, Bermuda, Darlings, Creekside Cafe, La Condesa, Koenji Whiskey Bar are just some of the many names that you can take a look at, and if you are having trouble picking a spot the staff at Fancie’s will be able to help!

    Before and After Renovations at Fancie’s PEC

    90 percent of the work completed at Fancie’s PEC was completed by Ryan Meagher (our Business Development Manager and Lead Estimator), his Wife Kerry, and Kerry’s parents, all of whom are involved in the day-to-day operations at Fancie’s. All of the quirky, interesting, and eclectic design details were formulated by Kerry and her Mother, and many of the items that are in the home today have been thrifted, upcycled, or repurposed.

    Take a look at some of the before and afters below to see how large of a transformation was made to the home, and will give you a great idea of what to expect if you are interested in staying at Fancie’s for your next trip to Prince Edward County!

    More Photos of the property at Fancie’s PEC

    Take a look at some of the other areas of the property at Fancie’s PEC and head on over to their website to check out their listings and to book your next stay in Prince Edward County! We are very proud of what they have created and hope people are able to enjoy the property as much as we do.

    About BVM COntracting

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

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

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

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

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

    How to Convert Your Single Family Dwelling into a Multiplex

    Turn your home into a duplex, triplex, or fourplex

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

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

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

    But what is the Catch?

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

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

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

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

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

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

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

    What does this news mean for these residential zones?

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

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

    How do I get the process started?

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

    Conclusion

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

    About BVM COntracting

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

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

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

  • How to Evaluate Your Home For Solar

    How to Evaluate Your Home For Solar

    Solar Panel Installation Assessments for Toronto Homes

    Before going all-in with a solar panel install it is important to understand if your roof system is a good candidate before spending 10’s of thousands of dollars on an install that will not maximize your ROI or properly offset your electricity usage. Use the information below as your comprehensive guidebook on how to properly evaluate your home’s solar potential, what factors to consider when evaluating the amount of solar panels to install and where to install them, how to get a very accurate assessment of your roof’s solar assessments, and the considerations for designing a roof for home additions and new home construction to maximize electricity generation.

    Through many hours of research and investigation for our integrating solar into our own home building projects we believe this is a great and honest resource for any homeowner or investor looking to offset electricity usage on their home or property. Solar panels are the only way to viably create Net Zero Homes in Canada (specifically in Ontario) so we are looking forward to being part of Canada’s journey to creating more sustainable and energy-efficient homes.

    If you have any feedback for us please leave us a comment at the end of the article!

    What are the key factors for a good roof-mounted solar system?

    Before you go any further, make sure you check the following boxes before running any calculations as they will severely affect your solar array’s energy performance. If you do not check off all of these boxes you will have a hard time getting a quote from a reputable solar installer as they will not want to install systems that won’t perform and/or offer a good return on investment.

    1. Few or no obstructions

      Obstructions come in the form of a complex roof system (i.e. many hips and valleys where you do not get a straight run of flat roof), shading from other homes or trees, and roof terminations like chimneys. See below two examples of a home with few obstructions versus a home with many obstructions and a complex roof system.

    2. South, East, or West-facing roof layout

      If you take a look on Google Maps (which the images below are from, pardon the quality) and input your property address you will be oriented with South being at the bottom of the map. If your roof on the south-facing side of the property has a non-complex roof and little to no shading you might want to progress to the next step. Even if your East or West-facing roof lines pass the no-obstruction, non-complex roof test you should proceed

    3. Roof Slope

      The last-but-not-least consideration when evaluating your home for solar is to determine your roof slope (i.e. the angle from horizontal that your roof slopes from eavestrough to the peak). If you are building a new home or home addition with new roof system this slope is very easy to pull from the architectural drawings, but if it is an existing house you will have to do some work to estimate this. You can check out this roof slope calculator to see what the process looks like (just a heads up that you will need to get into your attic to do it properly).

      The reason slope matters is because there is an optimal angle that will maximize energy production all year round, and is based on the latitude your home is located. In Toronto the optimal angle for peak production is about 30-35 degrees, which works out to a 7/12 to 8/12 roof pitch. You will be able to install solar for angles from 15-56 degrees (4/12 to 18/12 roof pitch) from horizontal, but note that the lower the angle the more you have to worry about snow loading during the winter months which will affect production.

    4. Approval from your Electricity Distributor

      Although not directly related to the orientation of your home, your ability to set-up a cost-effective solar system will be in the hands of your electricity distributor (i.e. Toronto Hydro for Toronto customers). Before you go any further make sure you reach out to your provider to determine if your property will be eligible for net metering. The email you will want to reach out to for Toronto Hydro is der@torontohydro.com and if you have a different electricity provider you can check out their associated webpage about their net metering program. We cannot stress enough how important this is because if they do not approve your property there is no point in proceeding with the steps below.

    Note that the South-facing roof (at the bottom of the picture) has few obstructions and no shading from the house below or any trees.
    Note that the South-facing roof (at the bottom of the picture) has few obstructions and no shading from the house below or any trees.
    Note the dormers on the South elevation roof system that would make it difficult to install solar panels
    Note the dormers on the South elevation roof system that would make it difficult to install solar panels

    How to Assess Your Home’s Feasibility for Installing Solar Panels

    Step 1: Measure your roof’s square footage + roofing age assessment

    You will want to figure out how many solar panels can fit on your South, East, and/or West facing roof lines, and the best way to do that is by grabbing a measuring tape for existing roofs, or completing take-offs of the proposed roof if you are completing a new home build or home addition project with a new roof system. If you are not able to access your roof for any reason to complete the measurements you can always get a roofing contractor to come on site to take the measurements. Since you will want to upgrade your existing roofing if it is in need of replacement BEFORE you install solar panels you may want to get a roofing contractor involved anyways to get pricing for installing new shingles or another roofing system, so at that point they would be able to give you the measurements you need if they are a competent company.

    See example below for our new home build at Scarborough Heights, which was a new home construction that we completed and had plans to work off of. As you can see below there is ~ 800 square feet of space on the roof slope that is facing South. The picture below is the roof line we used to run a feasibility analysis for installing solar panels.

    Step 2: Determine the approximate number of solar panels that can fit on the roof

    This step differs depending on if you have architectural plans or will need to evaluate an existing roof. If you have architectural plans you can simply create the dimensions for a solar panel for the chosen roof line and figure out how many panels will fit (see below).

    For an existing roof system you will either need to measure out the roof system by going on top of the roof and measuring widths and lengths or you can reach out to us and we can try to determine the maximum number of panels you will be able to install. We are able to use software to figure out roughly the number of panels and the size of array you will be able to fit on your roof. Since not every solar panel is the same size we will need to determine the most ideal size of panel for your roof system, but if you are doing the rough calculation yourself you can use the dimensions of 3.5 ft x 5.5 ft per panel and assume a portrait orientation (longer side parallel to roof slope) and 400 Watts per panel. Multiply the number of panels that will fit by the power output of each panel to get your array size. For residential applications you will not be able to install an array larger than 10 Kilowatts (kW), so keep that in mind when you are calculating you system size.

    Example of the number of solar panels that would fit onto the home building project we completed a few year ago. 23 panels in total assuming 410 Watts per panel gets us 9430 Watts, which is less than the 10 kW maximum.
    Example of the number of solar panels that would fit onto the home building project we completed a few year ago. 23 panels in total assuming 410 Watts per panel gets us 9430 Watts, which is less than the 10 kW maximum.

    Step 3: Find your proposed roof’s azimuth and calculate energy production

    Once you have the approximate number of solar panels and the total array size and power output you will need to find out how much energy the array is going to produce in a year. You are going to want to go to a handy calculator located on the National Renewable Energy Lab Website. You will need to provide the following information:

    • Property address (just type in your address and confirm it is pulling the right data based on the map view provided)

    • DC System Size (i.e. the total power output of the array that you would have calculated above)

    • Array Type, which you will want to keep as standard to be more conservative for now.

    • Array Type (You will need to click Fixed: roof-mounted from the list of options)

    • System losses (which you should keep the same)

    • Tilt of the solar array (which you would have found from your preliminary analysis of your existing roof from above or from your architectural plans). In our example we have a 6:12 pitch which works out to ~ 27 degrees

    • Azimuth (South being 180 degrees)

    Going off of the example provided above with our home building project, we have a south-facing roof but it is not positioned perfectly South as shown. It is approximately 20 degrees East of South. Since we know that South is 180 degrees and East is 90 degrees, the Azimuth for the roof would be 160 degrees (180 – 20). See the figure below that shows the values inputted for our new home build solar panel installation example. Note that the system size is in kW not Watts, so divide by 1000 to input your value from above. Also do not worry about the advanced parameters for preliminary analysis of your system.

    Step 4: Analyze your Results and Calculate a Conservative Yearly Energy Production Value

    You will press the “go to PVWatts Results” and the calculator will give you the estimated energy product for your solar array based on the information provided. These numbers are only approximate but serve as a representative estimate for what to expect of your solar array. Of course there are many factors that may affect energy production (snow, shading, bad weather, etc.) so if you want a more detailed calculation you can reach out to BVM Contracting to complete a more thorough analysis for you. The conservative estimate we give people is 1100 kWh/year produced per kW of array installed, so in the example above the conservative number would be 9.34 x 1100 = 10 274 kWh (kiloWatt Hour, which is the unit of energy derived from multiplying the power output by time) of energy produced per year. This is compared to the 12 154 kWh/year estimated by the calculator, so you can use the range between the conservative estimate and the calculated estimate to come up with a range of energy output per year for your system.

    See the attached results from our analysis of 21 Scarborough Heights Blvd. below.

    Step 5: Compare your annual electricity usage to the annual energy production to determine how much you can offset

    Your electricity provider will have your monthly electricity consumption shown on your online portal or with your paper billing. It is recommended to find a full years worth of energy consumption information so you can figure out how much you will be offsetting your bills with installing solar.

    For Grid-tied PV systems (which are the most cost-effective systems to install), your electricity distributor will have to grant approval (as discussed above) for you to connect to the grid and will give you credit on your account based on your solar production that you can put towards future billing. The goal is to size the system so that you are not producing more than you consume, because many of the credits expire after a certain amount of time (for Toronto Hydro it is 12 months) so there is diminishing returns for oversizing a system unless you create a system that can accommodate a battery storage system.

    Step 6: Reach out to BVM Contracting to get a Solar Supply and Installation Quote

    BVM Contracting will be able to help confirm your preliminary analysis and get pricing into your hands to ensure you are able to calculate your return on investment for installing a solar array on your roof. We are able to help design and optimize your solar array, recommend the most reliable equipment to support your solar installation, and make sure there is full transparency throughout the installation and grid-tie process.

    Other Important Considerations When Assessing Solar For Your Home

    1. Your Monthly Electricity Bill Amount Will Never be Zero

      When calculating a return on investment for your solar installation make sure that you determine which part of your bill is static (i.e. will not lower due to your solar production). You can go onto the Ontario Energy Board Website and use their residential electricity bill calculator to figure out how much your monthly bill would be with 0 dollars payable for electricity use. In Toronto that minimum fee is just over $40 per month, which accounts for delivery and regulatory charges. This does not mean that you will need to pay every month, as long as you have enough credits to pay for the total bill amount from previous months where you produced more than you consumed.

    2. If you want grid resiliency consider a Back-up Battery Storage System

      For standard grid-tied solar systems, if the power goes out you will not be able to use the energy created from your solar panels without the correct equipment in place. Typically the solar panels only provide the energy created back to the grid in those set-ups, unless:

      • You have an Enphase Sunlight Back-up system installed, or

      • Have a battery back-up storage system installed, which can be completed with Enphase IQ Batteries or similar products

      Batteries are a new frontier in residential solar systems, make sure that when you are planning on installing a battery storage system that your installer understands where it can be placed in your home and that the other equipment being installed can support the battery system. With the help of our solar distributor we will work with clients looking for battery storage as part of their overall solar installation. Note that when considering battery storage that the overall installed cost of your system will substantially increase. This is because of the additional equipment needed and labour to properly set-up the system with your existing electrical system.

    3. Always ask what equipment is being installed when getting pricing for your solar system

      Not all equipment is created equally, there is higher quality panels, inverters, and brands that you should make sure your solar installation team is using to ensure that you are getting the best. For Solar Panels Longi, QCells, and Trina Solar are great brands for panels, and SolarEdge, Enphase, and Fronius are great options for the behind-the-scenes equipment needed to connect your panels to the grid or provide your home with resiliency when there are grid outages. For roof-mounted systems Fast Rack is the leader in providing racking solutions. Within these great options there are pros and cons and a good solar installer will be able to figure out which system makes the most sense for your needs.

    What is the cost per watt to expect for Installing Solar?

    The realistic cost per Watt for a reputable grid-tied solar install will be between $2.50 – $3.50, and increases substantially from there depending on if you plan on adding in battery storage or an energy hub system that can allow for future expansion of the system into battery storage. The pricing varies depending on the number of solar panels, how difficult the solar panel layout is, and the brand of inverters/microinverters used.

    If you want an accurate quote for installing a solar system on your home please reach out to use and we can evaluate your property and give you more accurate pricing.

    We are the home builder with a green edge

    We are a one-stop-shop for homeowners and real estate investors looking to work with a General Contractor/Home Builder that can integrate a solar installation for Home Additions and New Home Builds across Toronto. We are the builder that will be able to help you on your journey to creating a Net Zero Home and can integrate solar with other green building techniques to deliver a sustainable residential construction experience. Reach out today to learn more!

    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.

  • Why Contacting a General Contractor First Is Important

    Why Contacting a General Contractor First Is Important

    Talking to a General Contractor First Will Save You Time and Money

    Many times a year we get home owners, real estate investors, and property owners reach out to us with proposed designs for their home renovation or home building projects in Toronto. Sometimes they even have the permit drawings in hand and are reaching out to a General Contractor for the first time. This is the exact opposite way you should be going through the process of completing residential construction.

    Why should I reach out to a general Contractor First?

    The reason is simple, why would you go through the design process without consulting the people who will inevitably be in charge of handling the outcome and costs of the work? A business owner wouldn’t make changes to their bookkeeping or business structure without consulting their accountant, and the same theory should apply with General Contractors.

    Why don’t more people reach out to general Contractors first in their pre-construction process?

    We think the reason why people do not consult General Contractors first is a three-fold problem:

    1. General Contractors are historically not easy people to get information from if you are not committed to them in some way

    2. It takes additional up-front effort to reach out to General Contractors before knowing if you are committed to moving forward into the design process

    3. Designers and Architects are not incentivized to get clients to check with General Contractors about what the estimated costs might be for their proposed project, because it means that they may lose business because the client cannot afford the work.

    How reaching out to BVM Contracting First Will save you time and money

    BVM Contracting is changing the way people look at the pre-construction process in residential construction and make it very easy to reach out to us to better evaluate your project.

    Since we have a dedicated sales and estimating team we make it very easy to get right the information you need in order to make the best decision about committing to a renovation or home building project. We do all of this work without asking for anything in return, we see our help and insight as a trust-building exercise that will allow people to naturally gravitate towards using our services once they can afford to complete their proposed work.

    Not only will you get transparent advice and honest project costing feedback, but some of the other benefits of reaching out to us first is:

    • We can evaluate your existing property to make sure that your proposed project is making the best use of your property/home. Sometimes people think they need a home addition when what they really need is a basement renovation, and we can listen to your needs and ask the right questions to make sure you are spending your money wisely.

    • We have a trusted network of planning consultants, designers, architects, vendors, engineers, and HVAC designers that we can refer you to and make sure you are surrounded by people that are in the business for the right reasons and will offer transparent and honest advice.

    • We can give you some upfront insight into what the potential roadblocks will be for your project, give you information into the process of obtaining a building permit, and what to expect during the pre-construction process for your particular project.

    What is the biggest benefit of approaching a General Contractor first?

    The largest benefit by far (and what people reach out to us the most about) is to understand what the costs will be for a certain type of project they want to complete. We allow people to stay in control during the pre-construction process by giving them the costs as early on in the process as possible so they know what they are getting into before committing to the design and permitting work for the project.

    With the help of existing floor plans, home inspection reports, a discovery phone call, some detailed questions about the existing property, and a bunch of data gathered from pricing out all kinds of renovation and home building projects in Toronto we can very accurately estimate the construction costs for your project. This allows for you to make the ultimate decision of moving forward with the project design, or holding off until you can afford to complete the work. In either scenario it is a win for us because we are building trust and a network of potential projects for years to come.

    Being an honest General Contractor is a slow burn but it is worth it when you get the same people coming back to you once they can afford to renovate or build and want to get your advice about what their next best step is.

    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.

  • Multi-unit or Multi-family Renovation Services

    Multi-unit or Multi-family Renovation Services

    Multi-unit Residential Building (MURB) Renovation Services

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

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

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

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

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

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

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

    Other related topics

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

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

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

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

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

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

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

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

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

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

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

    4. RENOVATE BY FLOOR (or as needed)

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

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

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

    Book a multi-unit Apartment Renovation Consultation

    About BVM COntracting

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

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

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

  • How to Complete a Garden Suite in Toronto

    How to Complete a Garden Suite in Toronto

    A Guide to Building a Garden Suite in Toronto

    BVM Contracting is a residential construction company that specializes in substantial renovation and new home building in Toronto. We have seen first-hand the positive impact that the laneway suites program has given The City of Toronto and are excited that they are exploring the idea of allowing garden suites on properties as well!

    In this article we dive into the anatomy of a garden suite and determine if your property has the chance to qualify.

    1. What is A GARDEN SUITE

    2. Does my property or lot qualify for a garden suite

    3. Scarborough is in a unique position to capitalize on the construction of garden suites

      4. Contact BVM Contracting to get your garden suite planning started

      5. What is the Process of Planning and Building a Garden Suite

      6. For Home Owners: Take advantage of your PROPERTY’S BACKYARD

    You can think of a garden suite in many ways. In reference to a laneway suite, it is a detached building on your property that does not have to be adjacent to a public laneway. This means that there is the potential for even more properties in Toronto to be eligible for creating garden suites on their property.

    The City of Toronto has come out with the criteria for Garden Suites so that home owners can evaluate if their property of interest is eligible for the program. Click through to learn more about the requirements of Garden Suites in Toronto.

    Due to the nature of properties in Scarborough being larger than the average property in many of the other areas of Toronto, this presents a great opportunity for home owners in Scarborough to take advantage of building an ancillary suite on their property.

    Neighbourhoods like Cliffcrest, Birch Cliff, Cliffside, Guildwood, Scarborough Junction, Oakridge are some areas of Scarborough that are well-suited for this program, but if you want to inquire about garden suite potential in another neighbourhood in Scarborough please reach out below!

    There are also areas of East York that would be well-suited for garden suites, but due to the smaller nature of properties the potential will have to be evaluated on a case-by-case basis. Reach out below to get the process started!

    Other helpful information about garden suites and ADU’s

    BVM Contracting will have to wait on the City of Toronto to come out with the details of the requirements for these garden suites, but it is never too early to start planning! If you would like us to review your property please reach out below and have a survey of your property ready! We will be in touch with you to get the process started.

    BVM Contracting is an expert in all types of residential infill construction projects (including new homes and laneway suites) and can guide you through your journey of completing a garden suite (because it is very similar to the aforementioned types of projects). Below is a high level overview of how to complete a garden suite so that you can understand the requirements and potential costs. Once further details are disclosed by the City this process will be updated:

    1. Partner with a Home Builder or Property Developer that can help you evaluate a property of interest, whether that be your primary residence or an investment property.

    2. Determine if a property of interest is able to support a garden suite. BVM Contracting is able to guide you properly for this step, which will involve working with one of our designers. It is important to note that if you infringe on certain zoning by-laws it may still be possible to build a suite by going to Committee of Adjustment.

    3. Get a fee proposal for the design and disbursements (permits, development costs, etc.). It remains to be seen if they will waive the development charges for Garden Suites (like they did for Laneway suites) but we will work through this when the time comes

    4. Once you have a fee proposal and have the property of interest that you want to build on, you can start the process of getting the design started, and also getting some solid numbers together for the construction budget. BVM Contracting is able to create very accurate budgets based on square footage, exterior/interior finishes, and other high level information to create a budget for the project. Once the preliminary design is created for your garden suite we would be able to solidify pricing from beginning to end.

    5. Once you have the soft (design/development fees) and hard (construction) costs for the build, this is the time to reach out to a financing firm, investors, and mortgage specialist to fund the project. Fortunately, we have an in-house team who can help you with this!

    6. Once you have the financing in place and the permits/development proposal is approved by the City of Toronto you can now build the new homes!

    With our design-build approach and network of financing options we can help any home owner build a garden suite if their property qualifies. If you have equity built up in your home that will make the process even more smooth. We are looking forward to helping home owners with their existing properties make more income by adding a secondary (or even third) suite by building a garden suite.

    If you are interested in building a garden suite and need a place to start, look no further than contacting BVM Contracting!

    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 Importance of Renovation and Home Building Consultations

    The Importance of Renovation and Home Building Consultations

    Home Renovation and Home Building Consultations

    If you want to understand the realistic cost (versus a slapped together, taken out of thin air cost that many General Contractors are well known for) of your prospective renovation, home addition, or home building project before committing much time (and any money), you have come to the right place!

    What is a Renovation Consultation?

    BVM Contracting Renovation Consultations and the Value of Rough Order of Magnitude Budget Pricing

    Don’t have a design yet but want to know the cost to complete a renovation or home build at your home or investment property? Are you about to buy a new home that is in need of renovations but don’t know what the renovation cost will be? No problem!

    Learn about Rough Order of Magnitude (ROM) renovation budget pricing at BVM Contracting below (otherwise known as our Renovation Consultation Service). Learn how this method of budgeting can benefit you (as a homeowner, landlord, or investor) and your clients (as a Real Estate Agent, Mortgage Broker, or Designer/Architect) in the Greater Toronto Area housing market.

    What is Rough Order of Magnitude (ROM) HOME Renovation Budget Pricing?

    In simplified terms BVM Contracting has created a process that allows us to cost out renovations, home additions, and new home construction projects before there is a design or final building permits available. We can do so with a high degree of accuracy, with our dedicated and in-house estimating team ready to answer any questions about your renovation or home building project!

    We are able to give pricing before drawings are available by completing the following four activities:

    • We review the available property information (floor plans, home inspections, photos, Google Map View, etc.) to gather as much data about the property as we can. This helps us in our estimation process for home renovations and home additions, but is usually skipped for new home building projects because the footprint is completely new. For Garden Suites and Laneway Suites, we still need to analyze the existing home to determine the best way to tie-in utilities.

    • We schedule a call or in-person meeting so we can drill down into the scope of work. Would you like to install radiant floor heating? What type of kitchen would you like to install? Do you want pot lights in all of your bedrooms? All of these questions will be answered and will help us get an accurate budget for your project.

    • With our database of recently completed projects, from legal basement apartment renovations all the way up to 5000 square foot new home construction projects, we will be able to give accurate pricing based on previous projects with a similar scope of work.

    • Having great relationships with sub-contractors, vendors, and material suppliers allows us to make quick contact with industry professionals that can help determine the realistic costs of their specific activity in the scope of work.

    Whether the proposed renovations are a legal basement apartment renovation, home addition or extension, or new home construction, all of these types of renovations and everything in between can be priced using this method.

    In which scenarios would a Rough order of magnitude Budget or Renovation Consultation be completed?

    We think the simple answer is “every time!” but lets dive into this question a bit further.

    There are many ways that ROM budget pricing adds value to a home renovation process, even before the design of the proposed home renovation is underway. If you are a smart homeowner/landlord/architect/designer (which you are if you are reading this) you understand that it is unwise to design a renovation that you or your client can’t afford.

    Unfortunately we have seen this scenario happen time and time again, where the homeowner designs a home renovation, home addition or home extension, or new home construction with no input from a General Contractor or Home Builder. This leads to a scenario where the home owner has a set of drawings that may be $50 000, $100 000, or more over their budget. This not fair to the client because when they tender out the design to local General Contractors and Home Builders the price is too high and the following decisions have to be made:

    • They pick the lowest quote and hope that the company can actually follow-through with the work (not a high-percentage strategy)

    • Have to get the home redesigned to accommodate their budget, which will cost extra money.

    • Have to wait to build or renovate the home until they can afford it, which might be 1-2 years or even 5-10 years down the road.

    • Have to wait to complete certain portions of the renovation scope (i.e. not finishing the basement).

    • Have to lower the quality of their finishes (IKEA versus custom cabinetry, vinyl versus hardwood).

    In order to avoid this scenario, and to ensure that a home owner has a complete understanding of the cost of their proposed scope, ROM renovation budget pricing is used. BVM Contracting has used this concept in the following areas:

    • A client would like a renovation consultation at their primary residence or investment property to determine what the cost of a certain type of renovation is.

    • A client is looking to buy a property (either as an investment pr primary residence) and would like some input into the cost of renovations to update the home. This allows the client to properly budget the renovation in with the cost of the mortgage/home price so that they have room to complete the renovations once they take possession of the home. BVM Contracting would be able to work with the clients (with no commitments or strings attached) to get them a realistic budget for their proposed work

    • A client has just started with preliminary designs for their proposed home renovation or new new construction project and would like to get some input about the cost before submitting the plans for getting building permits. BVM Contracting has helped hundreds of clients at this stage in getting an accurate budget for their project before making any further of an investment into the project. This allows clients to make adjustments to the design before it is too late to change the design without getting hit with large redesign fees.

    WHat is the cost to complete these Renovation Consultations and ROM Budgeting for (Your) clients?

    The cost of this service is no charge. We firmly believe that if we put our best foot forward and help as many people through their home renovation or home building decision-making process that we will be rewarded with trusting and happy future clients. Whether it is this year or five years down the road, our process allows you to understand the true costs of your renovation, home addition, or new home build before sinking too much money into the process. Our goal is to keep home owners in the driver’s seat, you are looking to invest a lot of money so we understand that having control over the wheel is important in building trust.

    Conclusion

    This concept is very simple but very powerful; get to know the renovation or home building costs for your proposed scope of work before you make the investment in the design and submission of building permits. Let BVM Contracting help you on your home renovation, home addition, or new home construction journey! Start the conversation today!

    About BVM COntracting

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

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

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

  • Must Have Energy Saving Upgrades When Building

    Must Have Energy Saving Upgrades When Building

    The 5 Best Energy Efficiency Upgrades You Can Make When Building A New Home

    From a home builder’s perspective (both with Home Additions and New Home Construction), there are certain energy efficiency upgrades that make sense AND don’t cost an arm, a leg, and your first-born. You CAN have an energy efficient home without spending way more than a home that is conventionally built (don’t let your design or architect tell you any differently). If you want advice that is completely lead by cost and value you’ve come to the right place, we have put together a list of new home building upgrades that you should include in your home to make it more energy efficient!

    ***Note that BVM Contracting is based in Toronto, Ontario. Some of these recommendations may not be applicable to other areas of Canada or the United States. Always consult a local building professional before incorporating any design ideas into your new home building project.***

    Energy Efficiency Upgrades to consider during a New Home Build

    Upgrade Idea #1: Prevent solar gain by Incorporating extra large soffits

    Due to the tilt of the Earth that happens between Summer and Winter in Canada, the angle at which the sun shines down onto the earth changes. To take advantage of this scientific fact, a commonly used tactic to prevent sunlight from penetrating into the home through windows and doors (and thus causing solar gain) it to make the soffit’s of your home extra large. How large exactly? That depends on where you are in the world (i.e. how close or far to the equator) and also depends on your seasonal temperatures.

    The goal of doing this is to prevent the sun from entering your home during the dog days of Summer, and allow as much of it to rush in when it is cold and chilly. If you are building your home new this is an easy and affordable way to get protection from the sun, as long as your truss and roof design incorporates it, you will really only need to pay the little bit extra to finish the soffit in aluminum or whatever material you prefer.

    Example of how
    Example of how

    Upgrade Idea #2: Installation of a Cold Climate Heat Pump

    If you have not heard of cold climate heat pumps and you are in the process of finalizing your new home building HVAC system, today is your lucky day. In many areas of southern Ontario (including Toronto) we have been seeing a rise in the installation of Cold-Climate Heat Pumps (CCHP’s) which, in short, allow you to heat and cool your house by use of electricity and refrigerant. Recent advances have allowed certain heat pumps to heat down to double-digit negative degrees Celsius, which has allows more Canadian regions to make use of the system. Tack on a emergency back-up heating element and you have a completely resilient HVAC system that runs completely off electricity.

    The basic operation of a heat pump is explained below, but the basic principle is that it reverses the direction that the refrigerant flows between the cooling season and warming season, which allows the system to expel heat to the outdoors during the summer (like an air conditioner) and pull heat into the house during the winter (to replace the use of a furnace).

    Basic principle of Heat Pump Operation between the heating and cooling months.
    Basic principle of Heat Pump Operation between the heating and cooling months.

    The greatest thing about CCHP’s? They do not cost much more than a standard (furnace/AC set-up that you usually see in homes! For the extra bit of money you spend you can make up in a very efficient system that usually results in lower overall utility bills. As long as your electricity costs are relatively stable and inexpensive compared to natural gas/propane, the added efficiency of a heat pump may allow you to save. Especially with the increased gas costs, this upgrade makes a lot of sense for new home builds and substantial home additions/renovation projects.

    Upgrade idea #3: Sprayfoam insulation and/or exterior rigid insulation for continuous thermal bridge

    Depending on local building code requirements, you may already need to complete over-cladding with rigid insulation to create a “thermal break” for your building envelope. It is recommended because it provides your exterior with a better overall insulation value and will lead to an overall more comfortable home.

    Example of rigid insulation for overcladding at one of our home addition projects in Toronto
    Example of rigid insulation for overcladding at one of our home addition projects in Toronto

    If your local building codes do not require rigid insulation overcladding, we would still recommended to insulate your exterior stud cavities with sprayfoam insulation. Sprayfoam provides good R value and also provides an air-tight seal around the building envelope to make your home feel comfortable and have less drafts. combine both the overcladding and the sprayfoam and you have a very comfortable and energy efficient home!

    Upgrade Idea #4: Resiliency Measure – Install a Gas Fireplace

    This is less of an energy efficiency idea and more of a way to ensure that your home is more resilient with it’s energy. If you are building a new home we always recommend installing a gas fireplace with a BTU/hr output that would allow it to act as a back-up heating source in case of a power outage. No matter what HVAC system you install (furnace, heat pump, hydronic, etc.) none of them are going to work if the power goes off. The nice thing about a gas fireplace is that, as long as it has a pilot light, you will be able to flip the switch and get it to run with your natural gas or propane hook-up.

    Again, less of an energy efficient upgrade, but definitely an efficient way to utilize energy when you need it most!

    Upgrade idea #5: Installation of Triple Pane (or Low-E) Windows

    If the home your are building has lots of windows, unobstructed views of our Solar System’s Star (i.e. the Sun), and you reside in a cold climate then it might make sense to upgrade your windows to be more energy efficient.

    What homeowners do not realize is that most of the heat that is gained or lost in a home comes through windows and doors, so to reduce the amount of heat gained or lost you can invest in high quality windows that will reduce solar gain and have a better insulation rating. Low-e windows do just that and will save you some money in the long run. You are already buying windows for your home build, you might as well buy the most energy efficient ones you can afford!

    Conclusion

    Although there are many ways you can incorporate energy efficiency into a home, the best advice we can give you is to get a knowledgeable and local home builder in your area involved as soon as you can. They will help give you timely feedback during the design phase to help you hone in on which upgrades are worth it and which ones aren’t. The pre-construction phase is so important but is often an under-utilized time for home owners to get feedback about their design from a building cost perspective.

    If you are looking to complete a home build or home addition in Toronto and the surrounding area, we may be able to help you through the pre-construction process to make sure you are spending your money wisely and getting the best value possible! Reach out to us today to start the conversation!

    About BVM COntracting

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

  • Must Have Upgrades for Your Home Addition

    Must Have Home Addition Upgrades

    When people think about home additions they usually do not think of it as a “custom home build”. Well I am here to tell you that it is entirely possible to create a one-of-a-kind home by completing a home addition versus a new home build. Yes there are a few more constraints to deal with, but if you have the right design and permit submission team and General Contractor anything is possible!

    If you don’t believe us, check out some of our featured home addition projects, some of the outcomes may surprise you (especially Fishleigh, Broadleaf, and Cosburn).

    In this article we dive into the upgrades you will want to make (or consider making) during your home addition project to turn your home addition into a custom home. If you have any questions or comments you can contact us via our online contact form, which also has our email and phone number for direct contact.

    Upgrades to consider during a Home Addition

    Upgrade Idea #1: Increasing main floor ceiling height

    A very common upgrade for home addition projects in Toronto is to increase the ceiling height of your main floor while your roof has been removed. Note that this only works for top-up additions where the entire roof has been removed, and your exterior walls will need to be removed to confirm if they can support the additional blockwork required to properly increase the ceiling height.

    If you are unsure if your exterior walls are load-bearing, reach out to us to schedule a consultation.

    Upgrade Idea #2: In-floor heating

    In-floor heating is another popular add-on for home addition projects, and the application of such varies. There are many different areas where you can consider in-floor heating:

    • Bathrooms

    • Foyers

    • Basically any tiled floor

    • Basement flooring

    • Above-grade in-floor heating

    Depending on the total square footage and location of the in-floor heating you have a few options on type of in-floor heating. For smaller square footages like bathrooms it is recommended to go with an electric in-floor heating option, and for larger square footages (like basement in-floor heating) a hydronic heating solution is your best bet.

    Upgrade idea #3: Ev-charging Station

    With the rise of electric vehicles throughout Canada it has become a great idea to upgrade your home to accommodate your future needs as a commuter. Installing or roughing in for an EV charging system is a very easy process that can be completed during the electrical phase of a home addition project. This upgrade will allow you to have a dedicated charging area for your current or future EV vehicle, and will also future-proof your home from a resale perspective.

    The location of an EV charging station is recommended to be in the area of your property where you park your vehicle, so if you have a driveway or garage those would be the most ideal locations.

    Upgrade Idea #4: Garage

    There are many ways to introduce indoor parking into your existing home. Some designs incorporate a garage within the existing footprint, while other designs call for an extension to the existing home in order to accommodate a garage. Depending on the size of your property, local setback rules, and location of your driveway you may have an easier or more difficult time, so we suggest reaching out to a designer or architect to confirm what is possible for your property.

    Upgrade idea #5: Generator rough-in and/or Installation

    Gas Generator

    Installing a generator is quite an expensive venture from beginning to end (around 10-20 K), so rough-in only is a more popular approach. In order to have the ability to install one in the future you will need to consider a few items during your home addition:

    • Future location of the generator. Note that the generator will need to be located away from any windows, doors, or fresh air intakes into the home. This will dictate where the next two items will be placed.

    • Gas rough-in. You will want to get a gas line run to the area where the generator will be installed (or the closest area on the outside of your home that you can place the gas line)

    • Electrical rough-in + transfer switch. An electrician will be responsible for connecting the generator to an automatic transfer switch, which senses when the grid power goes out. It is recommended always to install a whole-home transfer switch that matches the amperage requirements of your existing panel. For example, if you have a 200 amp panel you should install a 200 amp transfer switch. The transfer switch should ideally be placed as close to the meter base as possible, which will lower the amount of wiring work for the electrician.

    Battery Back-up Storage Systems

    Another option for back-up power is a battery back-up storage solution. The industry is still in it’s infancy and there are less options in Canada but if you reach out to any solar provider they may be able to offer a battery storage system as part of your solar panel installation. These systems work with or without solar panels, and would be able to provide back-up power to your home in the event of a power outage. One of the best-marketed battery storage solutions is the Tesla Powerwall, but there are other options if you look into it online.

    Upgrade Idea #6: Basement walk-out

    If you are looking for additional functionality and accessibility in your basement, a walk-out is a great option. Whether it is to provide better entertaining opportunities for yourself and your family or to allow for a legal basement apartment, it may be a worthwhile upgrade for your property while you are extending to or adding to your existing footprint. The best type of home addition to consider a walk-out with is an extension project. Since the blockwork or concrete forming work for the new foundation is already being completed for the extension it will cost a minimal amount to add in the foundation and finishing work for a basement walk-out (compared to adding one to an existing home’s foundation).

    Example of a basement walk-out at one of our home addition projects in East York, Toronto
    Example of a basement walk-out at one of our home addition projects in East York, Toronto

    Upgrade Idea #7: Custom window finishes

    If you are planning on upgrading all of your windows during your home addition (which is a common choice from our clients) it would be a good idea to understand what all of the finishing options are for the windows. You can pick a bunch of different colour options and can create different window styles by the use of various grill patterns. Our window manufacturer is able to customize your windows to be a truly unique look in your neighbourhood.

    An example of a custom window ordered through BVM Contracting’s Window Supplier at one of our East York Home Addition Projects
    An example of a custom window ordered through BVM Contracting’s Window Supplier at one of our East York Home Addition Projects

    Upgrade Idea #8: Specialty plumbing fixtures

    Specialty plumbing fixtures are common upgrades for custom homes and new home building projects, but that does not mean that they cannot be included in your home addition project. Our top recommendations for plumbing upgrades (from what our clients have done) includes:

    • Pot fillers for kitchens

    • Ice and water maker for Fridge

    • Bidet for bathroom

    • Stand-alone tub for master ensuite

    • Hot water recirculation system (see article below)

    • Wall-mounted faucets for bathrooms and kitchens

    • Hydronic in-floor heating (as described above)

    Upgrade Idea #9: Dual zone HVAC system

    It is surprisingly easy to set-up a dual-zone HVAC system for your home, as long as you are replacing your ductwork during your home addition project. This allows you to set the temperature for your second floor differently from your main floor, which comes in handy during the cold winters and hot summers that we experience in Toronto. If you are interested in learning more about how to set-up a system like this for your home addition project please reach out!

    Upgrade Idea #10: Solar Panels

    Last but not least is the installation (or rough-in) for solar panels. If you are planning on offsetting your energy usage with solar then planning for it during the home addition planning process is critical. Make sure that you reach out to a solar installer as soon as you know you are planning a home addition to make sure you can properly plan the installation after the home addition is built.

    If you are only looking to rough-in for solar you will want to make sure that you work with a solar installer to run the correct wiring to the final location of the solar panels. There is always an option to run everything AFTER the home addition is complete, but there will need to be wiring and conduit on the exterior of your home which may interfere with the overall look of the exterior.

    Conclusion

    The bottom-line is that you can complete a lot of upgrades to a home addition to make it look and feel like a new home, as long as you are working with the right team. We will be able to help you create a budget that accounts for all of these upgrades and allow you to make a decision on which ones you would like to incorporate into your addition project. Reach out to us today to start the conversation about building your dream home!

    About BVM COntracting

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

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

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