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  • Prevent Delays for your Custom Home Building Project in Toronto

    Prevent Delays for your Custom Home Building Project in Toronto

    Learn More Preventing Potential Delays with your Custom Home Builder in Toronto

    One of the most common topics that is discussed during the budgeting process is about the timing of getting a project completed. Our answer is the same to everyone asking the question, it depends on how much effort is put in during the planning process. A lot of the time people underestimate how much planning is involved with a custom home build, there are many selections and items that need to be decided upon even before the project starts to prevent any delays during the home build. As a General Contractor that specializes in custom home building, we have narrowed down some of the key items that allow our projects to come in on time all of the time.

    Items and Activities to Prevent Custom Home Building Delays

    Below we have outlined the key activities that need to be focused on in order to start a project and keep it moving.

    1. Utility Disconnections (specifically with Enbridge Gas Disconnections)

      This is by far the most important item that needs to be completed as soon as you know you are completing a new home build or custom home build in Toronto. Enbridge will need to provide a quote to remove the gas meter and lines from your property, as well as schedule a date to lock out the meter and do the disconnection work. From first contact to getting the disconnection can take up to 3 months so make sure you get this started ASAP!

    2. Working with a Good Surveyor for Construction Surveying Work

      Usually the surveyor that has provided you your topographic survey will provide the services required for your custom home building project. They will be needed during the foundation and framing stage to ensure that the elevations of the house are correct. Having a team that can get this work done in a timely manner will ensure no delays at the start of the project when closing in the house is so important.

    3. Having an Engineer on retainer to complete site visits/stamped reports whenever The City Inspectors are busy

      We have found this to be a very powerful tool to avoid being at the will of City Inspectors. We usually have our Engineer to a formal review of our new home building projects at the framing stage so they can review the foundation, steel, and structural framing all at the same time and complete a report with a stamp passing the work. 100% of the time we show this to a City inspector and they give us a pass on the framing stage. Saves a lot of time and stress in our experience!

    4. Finalized Window and Door Orders BEFORE project starts

      Due to the consistent 12-16 week lead times for windows and doors (especially with large orders that custom homes in Toronto usually have) it is important to have a finalized windows and door schedule that is put in for order BEFORE the project starts. It takes about 12-16 weeks to get to the point where the windows are needed (sometimes sooner if your General Contractor has a good team and a lot of experience) so getting the order in before the project starts is highly beneficial to preventing delays with the project. The windows need to be installed before any exterior work is completed so preventing this delay mean that the project can avoid any delays in finishing the exterior.

    5. Finalized truss design and ordering BEFORE project starts

      Since more complex truss packages take anywhere from 6-8 weeks to produce it is important to get them into production as soon as they are approved. We like to get them into production 2-4 weeks before the project starts so there is plenty of buffer for having them ready to ship come time to frame.

    6. Appliance Package Ordering

      It is not out of the question to have an appliance package that takes 6-12 months to complete, some of our clients can give you some examples! Best to have this sorted out before the project starts so you are stuck without appliances when it comes time to move in. The added bonus to getting this sorted out is you will need it to finalize your kitchen layout with your preferred kitchen installer, so it will be needed sooner rather than later!

    7. Plumbing Fixture Selections (specifically with shower hardware and Bathtubs)

      We send our clients to a local plumbing vendor for all of the proposed fixtures outline in their custom home building design. It is important to understand exactly what you are planning to install and the quantity so that our plumber can properly quote the project. It is even more important to have the shower fixtures and bathtubs ordered BEFORE plumbing rough-ins start so our plumber can install the rough-in valves and bathtubs as they complete their rough-in work.

    8. General Tip: Source finishes with smaller lead time

      Almost all of our vendors are local to Toronto and have good stock and lead times for their finishes. Whether you are picking out lighting, tile, flooring, or anything else it is always important to ask about lead time along with pricing. Make a list of items and their lead times so you can ensure that the finishes are on site when they need to be. Your General Contractor or Home Builder in Toronto will give you tentative dates that finishes will be needed to help guide your decision making and ordering.

    This list is specific to Toronto and may change depending on the municipality, so always check with your Home Builder, vendors, and utility providers to see if there are any additional tasks required.

    Conclusion

    As much as the list above looks like a daunting set of tasks, if you are working with the right custom home builder in Toronto they will guide you fluently through the process. Having a good pre-construction planning process is the key indicator of success for a project so do not skip this step and listen to your home builder, you will not regret it!

    About BVM COntracting

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

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

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

  • Summary of Garden Suite Requirements in Toronto

    Summary of Garden Suite Requirements in Toronto

    Requirements for Building a Garden Suite in Toronto

    The City of Toronto has come out with a set of rules and regulations for their newest development program – Building a Garden Suite in Toronto. In this article we help give a general overview of what is covered in the document to better guide your research and discovery work.

    Review the City of toronto Garden Suite Summary document

    If you are looking to get right into the document that explains the Summary of Rules and Regulations for Garden Suites you can stop here! You will notice that a lot of the verbage is similar to the requirements for laneway suites in Toronto, with some subtle changes to reflect that this program is only meant for rear yards with no laneway access.

    Summary of Garden Suite Requirements by Topic

    We have outlined the topics that the above document covers so you can better gauge if it will help answer your questions:

    • Emergency Access and Ontario Building Code

    • Existing Trees on and adjacent to your property

    • Severances

    Zoning By-law Permissions

    They have a whole section dedicated to explaining all of the key by-laws that need to be considered when designing and building a Garden Suite in Toronto. Below summarizes the topics:

    • Permitted Uses

    • Number of Units

    • Location on the property

    • Basements – They are permitted

    • Garden Suite Footprint and Lot Coverage

    • Floor Area

    • Height and Separation Distance – Shown in diagram in the Document

    • Side Yard Setback – – From side lot line

    • Rear Yard Setback – From rear lot line

    • Angular Planes

    • Rear Yard Landscaping

    • Parking – no car pparking needed but space for two bikes requires

    Topics Not Covered in Garden Suite Summary Document

    • Process to obtaining a survey for building a Garden Suite

    • The design and permitting process for a Garden Suite

    • Construction and Building Costs for a Garden Suite

    • Garden Suite Eligibility for ravine protected properties

    Though the document gives people more certainty about if their property will qualify for the program, you will need to follow additional steps in order to figure out if you can afford the design, permitting, and construction of a Garden Suite. BVM Contracting can help you follow the correct steps so that you end up with permits for a project you cannot afford to build.

    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.

    Contact BVM Contracting to get your garden suite pre-construction process started

    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.

  • A Guide to Home Renovation and Home Building Contracts

    A Guide to Home Renovation and Home Building Contracts

    A Guide to Residential Construction Contracts

    Make sure that you take your time in reviewing renovation or home building contracts, they will make or break your experience

    The level of detail and thoroughness in a General Contractor’s contract will tell you a lot about the company you are planning to work with for your renovation, home addition, or custom home building project. For us, it is something that we allow our potential customer’s to look at very early on in the process because we believe that it is an advantage to show it and put all of our cards on the table. With the amount of money that homeowners and investors are spending on their home renovations and home building projects in Toronto it is the least we can do to give them some transparency.

    Having created custom construction contract with our lawyer and understanding the potential risks for both the General Contractor and Homeowner, we have compiled a list of must-have terms and conditions that you will want to see in a resdiential construction contract before signing up.

    CCDC and CuSTOM CONSTRUCTION Contracts

    It is important to comment that residential construction is not bound to CCDC contract terms and conditions if the contract that a General Contractor uses is custom to their business operations, therefore it is up to you to figure out with each of the General Contractors you are working with at the quoting stage to see what contract format they use and how that may work with your project. Every General Contractor has a different way that they approach contracts so make sure you ask about it as soon as it makes sense in the pre-construction process.

    With BVM Contracting, we have a custom contract that stipulates a fixed price amount (because we fully procure our projects before our clients sign our contract) with adjustments to the contract based on commodity increases and decreases. Some other General Contractors offer other types of contracts but we have found that the one that we use works for homeowners and real estate investors alike to help accurately budget and make sure they can afford the work.

    Key Terms and Conditions for Residential Construction Contracts

    Independant Legal Advice – An Absolute Must

    As a homeowner you will want to have the ability to get independent legal advice (otherside known as ILA) for the contract(s) you are reviewing. This will allow you to ensure fairness in the contract terms and make sure that everything is included that should be. Your lawyer will be able to tell you which contract is the best so don’t be afraid to ask their opinion. At the end of the day a contract should protect both parties so make sure that the ones that you are reviewing do just that.

    Holdback

    To make sure that a scope of work is fully executed there is a condition for a certain amount of money to be held back until the contract is fulfilled. This amount will vary depending on the size and type of project but expect this to be in the range of 5 to 10 percent.

    Warranty Information

    The contract is usually the area that outlines what is included and the validity period of the warranty from a renovation contractor or home builder. Make sure that the contract includes this and is something you are comfortable with. Usually we recommend that our clients speak with our past clients that we refer them to and ask about how the warranty period went and how we responded to warranty-eligible items. It is important to verify this as things always pop up and it will be important to have a team that will respond quickly versus one that will disappear after you give them the final cheque.

    Clear Payment Terms

    Make sure that if the renovation or home building contract outlines the way the payments will be made, along with the options of how the payments can be accepted. With such large amounts it is usually direct transfer or cheques that work best. You should be looking for signs that the payments will be made in draws that match the amounts shown in the budget (which should be an budget itemized, just so you are aware!).

    Clear Terms on Communication Procedure

    This is probably not discussed at all by General Contractors but is nonetheless very important. Having a single representative on the homeowner and Contractor side is super important to making sure that information and discussions are accounted for and acted upon. As cumbersome as it is to have everything documented via email, it is an important step in ensuring that both parties are protected should any disputes come up.

    Dispute Resolution Terms

    Obviously a last resort but this is an absolute must to have in any contract. There are so many ways that a renovation or home building project could go, if you are working with a reputable General Contractor this won’t need to be used but it will outline the steps in the event that something goes wrong.

    Definitions Section

    Since legal contracts sometimes cannot explain every word that is being reused, there is usually a section that provides the definition for each regularly used term. Make sure you understand and review the definitions of these words to ensure there are no gaps in your understanding of any of the terms and conditions.

    Change Order Process

    Make sure you understand the process of how change orders will be documented and completed during the project, there should be a term that outlines this.

    Insurance Information

    Ensure that the insurance information for your General Contractor, usually it outlines it but they should be able to provide it upon request.

    Default Conditions

    In the event that either party defaults on their contract obligations it is important to understand the mechanism in which the default can be created and what the other party is entitled to.

    Other important considerations when reviewing a residential construction contract

    While you are reviewing the contract you should also review the following items:

    • References for past projects. Preferrably you will want at least 1 reference from a similar project completed along with another 2 references from recently completed projects. Make sure that you ask them about warranty and other potential issues that came up and how the General Contractor dealt with them.

    • WSIB, Insurance, and Business License. They should be available upon request.

    • You should ask for a draft draw schedule (for payments) that outlines what the first 3-6 draws are going to look like, with estimates of draws amounts and timing after that.

    Conclusion

    Once you obtain legal advice, review the additional items above, and have confirmed that all of the items above are included you should be in good shape to make an educated decision about which General Contractor to move forward with for your home renovation or custom home build. It is important to have a checkpoint at this stage and take the time to review properly, it is a lot of money on the line so make sure you are choosing a Contractor that will protect you during the project.

    About BVM COntracting

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

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

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

  • Procurement-Based Renovation and Home Building Budgets

    Procurement-Based Renovation and Home Building Budgets

    Learn More About Our Procurement-Based Budgeting Process

    At BVM Contracting we understand that home renovation, custom home building, and home addition projects are expensive and require a lot of capital to complete. Many times when you are working with General Contractors in Toronto, they will help you estimate the cost of your project but won’t go so far as to finalize everything with their preferred list of vendors and subcontractors before a contract is signed. This leads to underestimations and unmet expectations about total project costs.

    As a Family-run General Contractor in Toronto, the last thing we want is to start a project that cannot be finished. This does not benefit our clients and does not lead to a good reputation in the industry. In the sections below we outline our budgeting process and how we take the extra steps needed BEFORE any contracts are signed to give our clients the peace of mind to work with us and complete their project on time and on budget.

    What is procurement-based budgeting?

    Procurement-based budgeting is a term that we use to describe how we finalize our renovation or custom home building budgets. It is a multi-step process that includes:

    1. Developing a detailed scope of work from working drawings that describes the construction work that will be completed. This is an itemized description of our activities to complete a project from beginning to end (or beginning to whenever a client takes over). This requires the client to have a set of designs/drawings that outline the work to be completed.

    2. Coordinating a site visit to the project site (mostly for renovation and home addition projects, new home construction projects don’t need site visits most times unless there are environmental factors (ravine protection, tree protection, shoring) that may be needed)

    3. Working with our subcontractors and vendors to finalize selections within the scope of work to get our clients the most accurate budget with finalized quotes from all of our subcontractors and vendors. This requires some legwork from our clients to decide on certain selections for a project (i.e. plumbing fixtures, doors selections, flooring, etc.) but pays off in the end with a finalized budget with a representative cost. Even if the selections are changed as the project moves along, at least the pricing is based on something instead of nothing.

    Our goal with every project we budget is to have as many of the line items with what we call “confirmed pricing” before signing any contract. We do this so we can show you our capabilities as a General Contractor and to also ensure that we can reduce the amount of extras and change orders needed throughout the course of the residential construction project. Whether it is a $200 000 renovation or a 1.6 million dollar custom home build, the same process applies and leads to a lot of happy clients.

    Conclusion

    Although our final budgets will take longer to put together and will likely cost more than other General Contractors in Toronto, at least you will know that it is representative to the total cost of the project, and will know exactly what you are getting. We take a lot of pride in our reputation as a Custom Home Builder and Home Renovation company in Toronto, so we would rather lose out on work because it is accurate than win work because the pricing is not finalized.

    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 Secret Ingredient for a Successful Renovation or Custom Home Build

    The Secret Ingredient for a Successful Renovation or Custom Home Build

    The Best General Contractors in Toronto Have A Great Team Backing Them Up

    Learn more about why having an in-house team as a general contractor is the secret sauce for delivering on time and on budget every time

    delivering a better renovation or custom home building experience with in-house expertise

    General Contractors in Toronto have proven that the concept of specialization can lead to the boom of an entire industry. Being able to have specialist carry out work instead of one person doing multiple jobs is how the concept of General Contracting became such a popular way complete complex custom home builds and home renovation projects. With this concept you are able to complete projects faster, with more quality, and at a reasonable price if you are dealing with the right General Contractor.

    Specialization doesn’t just apply to sub-contractors carrying out work for a General Contractor, it also applies to the employees working for the General Contractor. In this article you will learn about the value of specialization within a General Contracting company in Toronto and how it will help you ultimately make the right decision on which General Contractor to hire for your next residential construction project.

    Specialization within a General Contracting Company

    At BVM Contracting, there are 4 distinct specializations that you will find within our company. Now we aren’t saying that it is the only way to run a General Contracting Company in Toronto, but we have seen a lot of success and have received a lot of good feedback from prospective, current, and past clients about our capabilities from beginning to end as a General Contractor. Below the specializations are highlighted and the benefits explained:

    1. Dedicated Sales and Estimating Team – To separate sales from service is a pretty rudimentary concept that leads to a lot of benefits. What you get with this is a dedicated touch point to start your journey with your prospective General Contractor, active/regular communication, and a detailed scope of work and budget that is easy to follow and is explained from beginning to end. At BVM Contracting this “team” comprises of one person, but allows us to actively take care of people in the discovery, estimating, or budget finalization phase of their project.

    2. Dedicated Project Administration Staff – To ask questions during a project and get answers back the same day is something that should be expected but is often not delivered upon. Most times the project manager running your renovation or custom home building project is too busy during the day to answer emails and keep all of the project logistics on track. This is where the project administration staff comes in, they keep clients updated on the project and make sure that there is an electronic link between your inquiries and the project manager’s inquiries. At BVM Contracting, everything has a paper trail and with good reason – Home Building and Home Renovation projects are dynamic and can change as you move along, so you need someone who can actively explain those changes via email and provide solutions via email to allow the project to keep moving forward with minimal delays.

    3. Dedicated Skilled Labour Team – Other General Contractors might find the cheapest, most untrained labourers, but at BVM Contracting we call them the minutemen, and for good reason. One of the key reasons we can get projects done faster than the many other General Contractors in Toronto is because we have a team of SKILLED labour (emphasis on skilled) that can do the myriad of tasks in between all of the sub-contractors we hire from beginning to end to make sure that the project is delivered on time and on budget. We cannot stress enough how important having a SKILLED team of labourers is for a General Contractor to deliver on every project, so if any of the General Contractors that you are talking to don’t have one then they are not going to deliver on your renovation or custom home build.

    4. Dedicated Project Management Staff – Having a project manager seems to be a minimum requirement nowadays to call yourself a General Contractor in Toronto, but the fact of the matter is it takes more than just a good Project Manager to deliver a project to the standards of a true General Contracting company. It is so valuable to have a dedicated touch point for the in-house team, subcontractors, and vendors to call to, but it is equally important to relay all project information in a timely manner and with accuracy to ensure the project nears perfection. Having a team alongside a project manager brings everything together and creates a successful General Contractor.

    It also doesn’t hurt if your General Contractor is Family-owned, brownie points for that!

    Conclusion

    The next time you are evaluating General Contractors in Toronto, make sure you understand how their internal processes work in order to make sure that they will be able to deliver for your renovation or custom home building project!

    About BVM COntracting

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

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

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

  • Home Renovation Spotlight: Prairie Drive

    Home Renovation Spotlight: Prairie Drive

    Prairie Drive Home Renovation

    Interior Renovations

    In 2019, BVM Contracting was employed as a general contractor for the full interior renovation and legal basement apartment project located in Toronto (specifically Scarborough). Below is the story of our client’s renovation journey, which includes the purchase of their first property and tips and advice for others who are looking to buy a fixer-upper or renovate their current home.

    Meet the clients (Ryan and Kerry)

    Introduction to the Property

    On April 15th, 2019 Ryan Meagher (Business Development at BVM Contracting) and Kerry Readwin took over ownership of Prairie Drive, a semi-detached bungalow located in the Oakridge Neighbourhood of Scarborough (Danforth Road & Danforth Avenue).  Ryan and Kerry undertook the process of renovating both the main floor and unfinished basement, making the main floor more open-concept and adding a basement apartment to help subsidize the mortgage. 

    The plan to buy and renovate a home in Toronto wasn’t always their first choice when looking at the different real estate options available (condo v.s. move-in ready v.s. townhome). It took a little bit of research, a lot of help from knowledgeable professionals, and even more patience to wait for the right opportunity to arrive, which ended up happening with 93 Prairie Drive.

    Working with a Real Estate Agent

    The process of looking for a place of their own was inspired by wanting to move out of the basement apartment they had been renting for two years. At this point in time, Ryan and Kerry had saved up enough money to afford a down-payment with the first time home buyers program. Ryan and Kerry decided to reach out to a real estate agent that worked with one of Kerry’s work colleagues to get the house hunting process started. 

    It took about 3 months, 12 house tours, and 3 offers before Ryan and Kerry were able to lock in a successful offer at 93 Prairie Drive in January of 2019. The house next door (the one attached to the left of 93 Prairie Drive) was the house that brought them into the Oakridge neighbourhood. The home at 95 Prairie Drive was a two bedroom plus one bedroom basement apartment. Very eager to find a place with a basement apartment, Ryan and Kerry were ready to put an offer in right after seeing the house. To their dismay, there was already a conditional offer for the property which ended up going through.

    Luckily, the same listing agent was also selling the property beside 95 Prairie Drive, 93 Prairie Drive. Since there was a mix-up about the status of 95 Prairie Drive from the listing agent, Ryan and Kerry’s agent was able to negotiate getting them an offer on 93 Prairie before it went on the market. After two walk-throughs, one with the real estate agent and one with Vince Meagher from BVM Contracting, Ryan and Kerry put an offer in under asking due to the damages and deficiencies cited in the home inspection report.

    Getting a Mortgage

    Once the offer was finalized, the real work started with getting the mortgage set-up for the property. Since Ryan and Kerry were using the first time home buyers incentive, which lowers the cost of the down-payment substantially for first time home buyers, their options were limited. Fortunately, their real estate agent put them in contact with an experienced mortgage broker that helped them get the best mortgage possible. 

    As an added benefit, the broker they worked with mentioned that some lenders offer “Purchase + Improvement” mortgages that add the cost of renovations to the mortgage amount. Ryan and Kerry were approved for $45 000 worth of renovations to the basement apartment they were hoping to create. Not to mention, since they were using the first time home buyers incentive Ryan and Kerry had to take out mortgage insurance through Canadian Mortgage & Housing Corporation (CMHC), which is required when you cannot come up with 20 percent (or more) down payment for your home purchase.

    The following equation can be used to calculate what a final mortgage amount will come to:

    Total Mortgage Amount = Property Cost – Down-payment + CMHC Insurance + Improvement Costs 

    The total mortgage amount ended up coming to around $580 000.

    Quick Aside: Get pre-qualified with your bank or mortgage broker BEFORE or while you search for homes!

    It is important to note that Ryan and Kerry reached out to their mortgage agent concurrently while looking for properties. The benefit of doing this is that you will know exactly what you can afford by completing a pre-qualification. How much you get pre-qualified for is based on your income and debt, and also differs depending on who you deal with (banks versus mortgage brokers).

    Doing this is beneficial because it gives you a clear idea about the type of property you can afford (condo vs townhome vs freehold) so you don’t stretch too far and become house poor!

    Remember the Closing Costs!

    One thing that Ryan and Kerry underestimated during the process of closing on the property was the closing costs, which included the following:

    • Land Transfer Tax

    • Title Insurance Fees

    • Legal Fees

    • Home insurance

    This list is not exhaustive, and can include home inspection fees, property valuation fees, moving costs and other smaller items.

    Overall the total cost of closing on 93 Prairie Drive is summarized below, plus the ongoing cost of home insurance which is $170 per month. The main cost of closing on a home is the land transfer tax, which is a percentage based on the purchase price of the home. If you are a first time home buyer, you get a subsidy on the amount paid ($8450 in 2019). This subsidy is already included below.

    Renovation Preparation for your Fixer-Upper

    Once you solidify an agreement to purchase a property, obtain a mortgage for the cost of the property (plus any improvements), and pay all of the closing costs, your prep work is almost complete!

    The last question you will want to ask yourself is, “is the house I just bought in good enough shape to rent out or live in?”. If your answer is yes then you can likely hold off on renovations for a bit, but if the answer is no then you might as well rip the renovation band-aid off and get the renovation’s done to maximize rental income or overall affinity to living in the house. That is what Ryan and Kerry did!

    The goal for Ryan and Kerry was to create legal basement apartment that helped subsidize the cost of the mortgage. In order to start the renovation process, it is best to contact a reputable renovation company in your given geography. Contact BVM Contracting Here if you live in the Greater Toronto Area and we would be happy to help! BVM Contracting helped Ryan and Kerry during the purchase plus improvement process by providing the necessary quote needed for the cost of creating a legal basement apartment in their home.

    It is important to note that, depending on the extent on the renovations, you will likely have to get a building permit in order to complete most renovations in a property. If you are unsure if you need a building permit, visit the City of Toronto website here that outlines when you need to get one. If you do need a permit you will have to work, at the very least, with who they call a BCIN designer. If you are doing a smaller renovation and want to keep costs low it is recommended to use a BCIN Designer since architects will almost always cost more to work with. A BCIN Designer is qualified to submit permits to the city and create plans for your proposed renovations.

    Fortunately, BVM Contracting has strategic partnerships with BCIN designers and architects and can properly refer you to the company that best fits your needs. In the case of these smaller renovations we almost always recommend a BCIN designer, but if you are looking to complete a much more elaborate design with a home addition or new home we can make other recommendations. Contact us as soon as you know you are renovating so you can start working out timelines and budget costs for your home renovation project!

    Access Credit before you lock into your mortgage!

    Another smart decision that was made just before renovations started was Ryan and Kerry took out lines of credit (both personal and joint). Kerry and Ryan would not have been approved for this after they had a mortgage, but because they opened them before they got the mortgage they were able to use them during the renovations. The lines of credit totaled $42 000 and helped keep the project on track by allowing the clients to stay liquid.

    the Renovation Process

    Ryan and Kerry got possession of the home starting April 15th, 2019, and started renovations the next day. The permits were ready two weeks prior to closing because they were able to start the process over a month and a half before they took possession.

    Once the renovations started, BVM Contracting took the reigns and guided them through the process. Not only did Ryan and Kerry complete the basement apartment but they also updated the main floor, which is where they ended up moving into. Knowing that they needed to finish the basement before getting the $45 000 for the improvement part of the mortgage, BVM Contracting focused on finishing the basement, which took about 2.5 months.

    Since the floor had to be lowered in the basement and everything was being replaced/upgraded (new furnace/AC, upgrading to natural gas from oil, new windows, etc.) the timeline of the renovation was a little longer. It is recommended to upgrade everything the first time (even if you have to stretch) because it is a lot less costly to do everything at the same time, rather than upgrading in the future.

    Once the funds were secured for the finished basement, the focus shifted to the top floor, where all of the walls/ceilings/floors were removed. In order to get the open concept feel that Ryan and Kerry desired the existing furnace exhaust (which went up into the roof) was removed. Additionally, the wall separating the dining room from the existing kitchen was removed as well. Since this wall was load-bearing, BVM Contracting had to install LVL’s and work with a Structural Engineer to approve the installation.

    The kitchen was to be relocated to the side wall, which meant that the existing window would have to be replaced with a smaller window in order to allow the counter-tops to not encroach on the opening.

    Since the home had not been renovated previously, and was constructed in the 1950’s, there was no insulation in the walls and minimal insulation in the attic. The insulation was upgraded with spray foam in the walls and extra blown-in for the attic to get the required R-value.

    Additional to all of these upgrades, Ryan and Kerry elected to refinish their bathroom, add vinyl throughout the home, and add a natural gas fireplace. In order to save some money on appliances, Ryan and Kerry elected to buy scratch and dent appliances that saved them 15-20% and also installed an IKEA Kitchen (which save them around $7.5 K).

    Once the interior was completed the focus shifted to finishing the exterior, which can be seen below. The ugly yellow brick was covered with a beautiful white exterior paint, the eavestroughs, soffit, fascia, and downspouts were redone, and the front and back gables were refinished with a vinyl siding.

    The final product

    Introducing the new and improved 93 Prairie Drive! After about 4 months of work on the home it was finally deemed move-in ready, which was great news for the newly engaged couple. All of the hard work put in and the guidance from BVM Contracting made for a smooth renovation experience. The success of any renovator isn’t based on how many hiccups are encountered, but how many of those hiccups are addressed and solved. In any renovation there will be challenges that will need to be addressed and solved, and it is the job of your renovation company (and the client) to work together to come up with the best path forward!

    We are very proud of Ryan and Kerry for taking the leap of faith and trusting BVM Contracting to help guide them through the process and build the home of their dreams.

    Accessed Rebates

    Ryan and Kerry recovered the HST Rebate (GST191), which renovations are eligible for if it can be proved that 90% of the home was substantially renovated. They were able to obtain around $6 300 with this rebate with the help of BVM Contracting, which has helped pay off the debt from the renovations.

    Additionally, since Ryan and Kerry installed a back water valve and sump pump, they also applied for the Basement Flooding Protection Subsidy Program. This will give them back around $1 800 in subsidies from the City of Toronto.

    Basement Apartment Rental Amount

    Kerry and Ryan successfully found a tenant by using a tenent screening service to lock down the right tenant for their apartment. They were able to find a tenant with good credit paying market rent at $1 500 per month, which is more than half of the couple’s monthly mortgage!

    property Appraisal

    Ryan and Kerry were able to appraise their home in order to refinance their mortgage to utilize the equity gained from the renovations. Find out more about the new value of their home, what they bought the home for, and how much the renovations costed by clicking here.

    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.

  • Budgeting Process for New Home Build In Toronto

    Budgeting Process for New Home Build In Toronto

    Learn About The Way That BVM Contracting Help Clients Understand The Total Cost to Build A New Home In Toronto

    If you are reading this article chances are you have already been thrown a multitude of numbers estimating the cost of a new home build in Toronto, many of which were costs per square foot. The problem with getting a cost per square foot for a new home build is people are mislead about the number of square feet this accounts for and the cost per square foot is usually underestimated to lure people into getting the process started.

    This article breaks down the process BVM Contracting uses to accurately give people the total cost of building a new home in Toronto so that you can answer the question, “how much does it cost to build a new home in Toronto?” with certainty before investing time and money into a project you might not be able to afford.

    THE REALISTIC COST OF BUILDING A NEW HOME IN TORONTO

    When we are on our discovery calls with clients we inevitably always get asked the question, “how much does a new home build cost”? Sometimes they expect us to give them an accurate amount without them telling us about anything to do with finishes, square footage, or anything else important about the project/new home build. Instead of throwing numbers out of thin air, we employ a very simple process that allows us to understand in more detail what our potential new home building clients are looking for with their project, which allows us to put a representative cost estimate together. This is our alternative strategy to spitting out meaningless costs per square foot and non-representative home building costs. Every new home build project follows the same steps, but that does not mean that they all cost the same amount!

    Step 1: Ask the clients 10-20 specific questions about their project

    This is our favourite part of our estimation process because this separates the people who have actually done their research from the people just window shopping. If you are seriously considering building a new home in Toronto you already have an idea of the approximate size, finishes, and general process but need some more specific guidance on where the costs might come in. This is where an experienced General Contractor or Home Building Company in Toronto can help extract some key information about your proposed project to see if they have done a similar project in the past that can help form a representative scope of work (and eventually budget) for the project.

    Step 2: Review and match Client’s scope of work to recently estimated (or previously completed) new home build project to estimate cost

    Once the key information is understood about your property, size of the new home construction project, and potential finishes it is time for your prospective home builder to match your scope of work with a past project that they have estimated or completed. BVM Contracting has a database of over 30 new home building projects in Toronto (specifically denoted as residential infill construction projects by The City of Toronto) from the past 5 years that serves as our foundation for estimating preliminary project budgets for potential home building clients. No matter the size of your new home construction project we are able to provide a representative budget that will help you in your decision-making process. Even better – we can tell you the best areas to save money and get the best value for your dollar. That is the value of working with a General Contractor that is experienced with custom home building and new home construction in Toronto, we give people no-nonsense information that will actually allow them to budget properly.

    Step 3: We Supply you with The estimated cost for your new home building project

    Once a thorough review is completed of all of the details provided, as well as past projects, we provide you with an estimated cost for your project. If your scope of work is very similar to a project we are working on or have recently quoted we can also supply you with plans and a full scope of work/budget breakdown to understand how the costs are split up. At BVM Contracting we pride ourselves on itemizing the costs of every step of the home building process. This allows the client to understand what they are paying for AND allows us to find alternative solutions to help bring costs down if certain project line items are more expensive than what the client wants to pay. We believe that transparency is key to understanding the home building process, and to establish a level of trust that is needed to make a new home construction project a success.

    Conclusion

    It is important to understand the total cost of building a new home in Toronto instead of costs per square foot. Any Home Builder in Toronto that isn’t willing to learn more about what you are looking for is not worth your time. It is important to do the work upfront to understand how much it costs to build a new home in Toronto before investing a lot of time and effort in designs, permits, and discussions just to find out that you cannot afford to build. BVM Contracting aims to give accurate and representative project budgets so that we can give people a realistic projection of costs before they move any further in their process. Designing your own new home is fun and exciting, but it is even better knowing that you will be able to afford it.

    And better yet, if you are looking for a cost estimate we now have a new home building cost calculator that you can use for free!

    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.

  • Toronto Home Building Glossary

    Toronto Home Building Glossary

    Learn about all of the different words, terms, and phrases that you will inevitably hear (or will want to know) when planning to renovate, add onto, or build a new home in Toronto

    This article is an “ongoing” blog that we will add to as we keep talking to more and more home owners and real estate investors that are looking to understand the residential construction process better.

    Home Building Glossary (A-Z)

    As-Built Drawings (substantial Renovations)

    As-built drawings are important for substantial renovation projects by providing a designer or architect a set of drawings that outline the dimensions of the existing house being altered. This is usually the first step in the design process, a person usually has to come to the property to measure the interior of the house (all levels) as well as the exterior of the house if there are alterations being made to the interior. These drawings, along with either a survey of the property, gives your designer or architect the ability to start designing the alterations to the existing structure and figuring out how to best optimize the new space.

    Note that as-built drawings are not needed for infill construction projects, only projects where the existing structure is being reused in anyway.

    As-Built Surveyor’s Real Property Report (Infill Construction)

    An as-built plan of survey is needed to verify compliance with the permit drawings for infill construction projects, including laneway and garden suites. The Toronto building inspector overseeing the project needs to be sure the new structure is at appropriate setbacks from property lines and that the elevations are correct. An as-built SRPR helps to identify possible issues before it is too late or too costly to correct them. This is needed for the project to progress in the City of Toronto, as the building inspector will ask for it in order to sign off on the framing phase.

    Cantilevered Overhangs (Structural Design)

    A cantilevered overhang is a structural method of extending usable floor space over load bearing walls or beams. This is popularly completed in Toronto with second level additions to unlock more space for bedrooms while adding a bit of protected space beneath. Note that due to the floor space being above the outdoor elements there is a requirement to insulate the floor. We recommend sprayfoaming to prevent as much heat transfer as possible. Due to that area of the floor being over unconditioned space you will likely feel a slight difference in temperature on the floors as well.

    To see one of our finished projects that utilized cantilevered structural design, please visit our Chilton Avenue Home Addition Page Here!

    Combination Boiler (or Combi Boiler)

    A combination boiler is installed in houses to provide domestic hot water for plumbing fixtures (showers, faucets, dishwashers, washing machines, etc.) but can also be used to provide heat to air handlers and for radiant heating (baseboard radiators, in floor heating, etc.). These are basically tankless hot water heaters that have a high enough BTU output to also provide heating if needed.

    Committee of Adjustment (C of A)

    Committee of Adjustment is a process designed by the Toronto Building Department and Toronto Planning Departments to keep track of all variances requested from home owners and properties that are looking to build/renovate. Depending on what variances you are trying to get you will have a higher likelihood of approval from C of A. The ability for C of A to approve certain variances depends on many factors including (but not limited to) historically approved variances in your neighbourhood (think of them as precedents), neighbour feedback/support, and the experience of the person representing your project in front of C of A (how much experience your designer/planner has with C of A is important).

    Footing Size Verification (Home Additions only)

    The process of footing size verification involves digging down below the existing home’s footings to determine the soil conditions, width, and depth of the footing to understand if the existing footings/soil can support the load of additional levels to the home. It is recommended to get this work done during the design phase, and some architects/designers offer this as a service during the design phase. If they do not we can offer this as part of our building scope for a fee. The verification includes a report from a structural engineer verifying that the soil conditions and footings are sufficient to carry the additional load of the new levels of the house. This report is submitted to the City for review during the permit submission process.

    Garden Suite

    A garden suite is a self-contained secondary dwelling unit located on an already establish property in Toronto. A garden suite must adhere to the zoning bylaws that have been established by the City of Toronto. The major difference between a garden suite and laneway suite is the former does not need to abut against a laneway in order to be built. A garden suite is considered a residential infill construction project.

    Heat Pump (HVAC EQUIPMENT)

    A heat pump is defined as a system that transfers heat from or to an outdoor condenser through the use of refrigerant and electricity. Heat Pumps operate very similarly to Air Conditioning units in the Summer but the key difference is the heat transfer process can be reversed to also provide heating during the winter months. There are now Heat Pump systems that can be used to heat and cool homes in Toronto all year round with little to no ancillary/back-up heating required.

    Heat pumps can either be connected to ducted or ductless systems to distribute heating and cooling throughout a home.

    Home Addition

    A home addition is defined as an addition to your already-established home. This may include an extension to the sides, rear, or front of the house or may also include additional levels to the home (i.e. turning a bungalow into a two-storey home). Due to the great soil conditions and well-built homes in Toronto, many war-time bungalows and houses built with double-brick masonry are easily converted into 2 or 3 level homes. As long as 51% of the existing exterior walls are maintained from the original home you can submit your building permit to The City of Toronto classified as a Substantial Renovation (SR) instead of a New Home Build.

    Infill Construction (residential)

    Infill Construction is defined as the removal of the entire existing home (including foundation/footings/drains) to create a completely new home. There are even more steps/considerations to be followed with this including (but not limited to) infill construction notices that are sent to the neighbours surrounding the impending build, upgrades to the sewers and water supply lines on both the private side and city side of the property, and additional costs incurred by building a completely new home when compared to home additions or substantial renovations. Examples of types of projects considered infill construction are custom homes, laneway suites, and garden suites.

    Laneway Suite

    A laneway suite is a secondary, self-contained dwelling unit abutting a laneway that can now be built in the City of Toronto. This creates a new building on an already-established property where access to the unit is from the laneway. Laneway suites have their own set of zoning bylaws that must be adhered to, much like renovations and building projects to primary dwellings. All properties in Toronto (including Scarborough) that qualify from a zoning standpoint for this program can apply.

    New Home Construction

    A New Home Construction project is classified by the removal of more than 51% of the existing walls and is shown on building permits as New Home (NH) instead of Substantial Renovation (SR). Note that Infill Construction is classified as New Home Construction. It is important to be aware of the additional costs that will be incurred by submitting your project as a New Home project. BVM Contracting can help you through this process, having a wide range of experience dealing with New Home Construction projects in Toronto.

    Permit Submission Package

    A permit submission package is the final version of the design package that the City of Toronto reviews and provides Ontario Building Code-related feedback and approves the plans for permit. The additional layer of drawings provided at this stage are the structural drawings for the home, whether it is new or an existing structure. Usually this is the stage where you can submit the drawings to builders for a more formal review and to get finalized pricing. Note that along with the building permit there may also be a demolition and plumbing permit if you are demolishing the existing home (for new home’s) and/or revising the plumbing (i.e. moving, or adding fixtures).

    *NOTE THAT FOR ANY NEW HOME AND SUBSTANTIAL RENOVATION PROJECTS THAT ARE COMPLETING A HOME ADDITION, THERE IS A REQUIREMENT TO COMPLETE A NEW HVAC DESIGN FOR THE HOME. THE HVAC DESIGN AND PERMIT ARE A SEPARATE PERMIT ALTOGETHR AND DOESN’T NEED TO BE SUBMITTED WITH THE MAIN PERMIT.

    Take-offs

    TJI Joists and Joists

    Manufactured by Weyerhaeuser, TJI joists are the new standard in joist installations for new home construction and home addition projects. Made with OSB and dimensional lumber, you can create long spans for joists which gives designers the extra flexibility to bring home owner’s dreams to life. TJI’s also make the installation process easy for framers and rough-in work easier for HVAC/plumbing work. You will usually see TJI’s spec’d in your drawings once the permit submission drawings are prepared with the structural drawings.

    For those of you who are unfamiliar with what a joist is, they are a form of engineered or dimensional lumber that you use to create a floor system, along with floor sheathing (i.e. plywood or Oriented Strand Board (OSB)). There are maximum spans that certain types/sizes of joists can make. If joists are not able to span a certain length of space that is where structural beams like LVL’s or steel beams come in!

    Topographic Survey

    A topographic survey is a necessary set of drawings completed by a register land surveyor for all infill construction projects and some home addition projects (especially ones where there will be maximum height issues with zoning). This type of survey allows designer and architects to determine the established grade of the new home that is being designed, which allows them to maximize building heights for the project.

    Toronto Local Appeal Body (TLAB)

    Created through the City of Toronto Act and became effective in May 2017 to establish a second level of oversight for Committee of Adjustment applications submitted to the City of Toronto. TLAB is comprised of citizens elected by City of Toronto Council that hear appeals of Committee of Adjustment decisions. The aim of this organization is to provide efficient scheduling of hearings that are fact based, consistent, and fair for the appealing party. Note that when the decision from Committee of Adjustment is rendered there is only a certain amount of time to file an appeal with TLAB, and you will be required to pay an additional fee for the hearing.

    Walk-out (Basement)

    A walk-out is a term to describe an entrance/exit from a below-grade level of a home to the grade of the property. They are commonly used for basement secondary suites (i.e. legal basement apartments). This type of system is usually characterized as a set of concrete steps and landing from a basement to the grade of the property. The cost to do this work depends on if it is a new construction project or if it is an existing home. If it is an existing home there is underpinning work that is required in order to complete the walk-out, and engineering is involved to confirm the underpinning was done correctly.

    Zoning By-law

    Zoning By-laws are a set of parameters that are publicly disclosed by the City of Toronto that show what you can and cannot build on the property, and gives a set of rules regarding the amount of space/density a building can have on a property and where it can be located on the property. Residential zoning by-laws are reviewed during the zoning review completed by the City of Toronto when you submit your proposed renovation or new home build plans to the City.

    Zoning certificate

    A zoning certificate is the formal approval of the plans for your new home or substantial renovation project through the City. This gives you the ability to submit the permit-submission package for final review and approval by the City of Toronto.

    Zoning Review

    A zoning review is completed once your designer or architect submits the design package that includes a survey, site plan, as-built drawings (if the house is to remain), floor plans for the new layout of the house for all levels (new and existing), elevation drawings, and roof plans for the City of Toronto to review. This is the step that the City of Toronto provides feedback about the project from the perspective of the zoning by-laws that are in place (Side Yard Setbacks, Front/Rear Yard Setbacks, Maximum Height, Gross Floor Area, etc.) and flags any variances that the design presents when compared to the zoning by-laws. If there are variances that are flagged the City gives your designer/architect a chance to either change the plans, or you can go to Committee of Adjustment to get the approval for the variances that they have flagged. If there are no variances then the City will provide you with a zoning certificate to proceed to permit submission.

    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.

  • How to Complete a Lot Severance in Toronto

    How to Complete a Lot Severance in Toronto

    A Guide to Completing Lot Severances in Toronto

    BVM Contracting is a home builder that specializes in new home construction and custom home building in Toronto. Over the years BVM Contracting has seen first hand what it takes to find, sever, and build new homes on existing lots in Toronto. There are many factors that need to be considered, but we have sectioned off the ideas into categories/questions below:

    1. What is A Lot Severance?

    2. Does my lot qualify to be severed?

    3. What is the process of completing a Lot severance?

      3a) Fill out this form to determine if a property is eligible

    4. For Home Owners: Take advantage of your Home’s equity and sever your lot

    A lot severance is defined as the process of dividing a property (or multiple properties next to one another) into separate and distinct new properties. For example, if you split your 100 ft x 100 ft lot you will get two 50 ft x 100 ft lots that are completely separate entities from each other.

    The first question you should be asking yourself is about the neighbourhood you are looking to complete the lot severance. If every property that is on the street in question has the exact or very similarly-sized lots you will have very little chance at severing any lot. The ideal neighbourhood and/or street is one with properties of varying lot frontage widths (a couple of 60 ft wide lots, some 25 ft wide lots, some 50 ft wide lots, etc.) so that you can fulfill the minimum requirement of lot width that the area has set-up.

    For example, if you have a 50 ft wide lot and you live beside a lot that is 25 ft, you will likely be able to sever your lot because that 25 ft lot sets the minimum precedence with respect. See below of an example neighbourhood with varying lot sizes.

    Another exercise you can try is going into the Toronto Zoning Maps to find out what the minimum lot width is for the ward that your property resides in. This will give you a more definitive outlook on what would be possible for your property. Further than this it is recommended to reach out to a planning consultant to help you determine if there have been any successful variances for severing properties into separate lots under the minimum lot width requirements in your neighbourhood. We can help you get in contact with the right team to do so, just fill out our form below!

    Exercise: Find the potentially sever-able property (or properties)

    Take a look at the below picture of a neighbourhood with varying-sized lots. Can you figure out which properties are setting the minimum precedence and which one(s) might be eligible?

    BVM Contracting has developed a procedure with third-party planning groups to identify if residential properties and lots can be severed in Toronto. Please fill out the form below to determine if your property is eligible to be severed.

    BVM Contracting has specialized in lot severance services and can guide you through your journey of completing one. Below is a high level overview of how to complete a lot severance so that you can understand the requirements and potential costs:

    1. Partner with a Home Builder 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 be severed. BVM Contracting will be able to refer you to our referral planning consultant to help complete this due diligence step

    3. Get a fee proposal for the design and disbursements (permits, development costs, etc.). The design is relatively inexpensive in comparison to the development fees, and we would be able to nail these costs down early on in the process. A rough magnitude budget for severing one lot into two lots is around $100 000 (plus or minus, but serves as a good magnitude to work from), inclusive of development fees.

    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 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 a network of all three of these groups of people that would be able to help you afford your project.

    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 sever their lot if it qualifies. If you have equity built up in your home that will make the process even more smooth. We have completed severance projects for home owners where:

    • They move into the one property and sell the other to recover the costs from the build and repay financing and investors. You are essentially building a new home for nothing!

    • They build the new homes and sell both at a profit

    • They get the properties severed, get the development fees paid then sell the lot for land value and development potential.

    If you are interested in severing your lot 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.

  • Toronto Laneway Suites

    Toronto Laneway Suites

    Laneway Suites

    Toronto, Ontario

    What is a laneway suite? Where can you build a laneway suite in Toronto? Is my property eligible to build a laneway suite? What incentives are there to build a laneway suite? How do you build a laneway suite? And what is the approximate cost to build a laneway suite? BVM Contracting is here to answer all of these questions in this blog!

    As of August 2018, the City of Toronto has allowed the construction of laneway suites in Toronto. This is an exciting new plan to help increase the number of available housing stock in the City and try to make the City of Toronto more accessible and affordable. Learn how you can take advantage of your laneway’s untapped income potential and create a second unit/secondary suite on your property.

    What is A LANEWAY SUITE?

    A laneway suite is a self-contained living accommodation for a person or persons living together as a separate single housekeeping unit, in which both food preparation and sanitary facilities are provided for the exclusive use of the occupants of the suite, in a detached building that is ancillary to a residential building on the same lot, and is located in the rear yard abutting a public lane. Laneway housing is considered to be a second unit/secondary suite.

    WHERE CAN YOU BUILD A LANEWAY SUITE in Toronto?

    Further than the obvious answer of “in a laneway”?

    Initially, laneway suites were constrained to the Toronto and East York Districts, as they were the most dense in laneway properties. Although, as of Summer 2019 the construction of laneway suites is allowed across the entire City of Toronto. The only restricted area in the city is bounded by Avenue Road, the Canadian Pacific (CP) Limited rail corridor, Yonge Street, Rosedale Valley Road, Sherbourne Street, Bloor Street East and Bloor Street West.

    What are the Design Requirements for Laneway Suites?

    To keep it really simple the following image shows the major design requirements for being able to build a laneway suite on your property.

    The key aspects of the design to make note of are are the requirements for setbacks from property lines, separation from the principal residence, and soft landscaping for the property. There are also specific guidelines for building height based on the size and layout of your existing dwelling, and restrictions on the shape (or even existence) of the second storey if the Laneway Suite is too close to the Principal Residential Building.

    There are certain aspects of the by-law that offers flexibility in design of the laneway suites, namely:

    • The floor area of Laneway Suites do not count against the total floor area allowed on the lot.

    • Laneway Suites do not require a parking space for cars, although they do require a minimum of two bike parking spaces within the build-able footprint allowed by the setbacks (inside or outside the building). In addition to this, any lot containing a Laneway Suite does not require parking spaces at all. So, there’s no need to worry about getting into trouble if you give up a garage parking space to create a suite.

    BVM Contracting will be able to complete an on-site evaluation of your property to determine if it qualifies for the construction of laneway housing! Contact us to set-up a meeting!

    Incentive Programs for The Construction of Laneway Suites

    1) Development Charges (DC) Deferral Program for Ancillary Secondary Dwelling Units

    Since the development charges in the City of Toronto are not cheap, the City of Toronto was able to create a deferral program that allows homeowners building an ancillary secondary unit (AKA a laneway suite) to defer the development cost of the laneway suite, as long as the suite remains apart of the property and is not severed into a new property within 20 years of the issuance of the building permit.

    The DC Deferral Application can only be filled out (click here to open the form) after you apply for a building permit for the construction of a laneway suite. Additionally, if you intend to apply for this program, please do not pay your development charges as the City will not be able to credit back the fee.

    To learn more about who can apply and how to apply reach out to a BVM Contracting Renovation Consultant to start the conversation!

    2) Affordable Laneway Suites Program

    The Affordable Laneway Suites Pilot Program provides funding in form of a forgivable loan of up to $50,000 for eligible property owners developing a laneway suite. The loan will be forgiven in 15 years from the date when the first tenant occupies the laneway suite. A forgivable loan is essentially a loan that is voided if all of the terms of a particular agreement are satisfied. In this particular scenario, the rent being charged cannot exceed the City of Toronto Average Market Rent, by bedroom type at any time during the 15 year affordability period, as reported annually by Canada Mortgage and Housing Corporation (CMHC). Make sure that you understand the implications of charging average market rent, as it may lead to less rental income and also constrain you to only renting to long-term tenants.

    It is important to note that, just like the DC Deferral Program, you will need to have applied for a building permit before filling out the form (which can be found here). You will also need to be approved for the DC Deferral Program, so ensure that you fill out the DC Deferral Application form as soon as possible after you apply for your building permit!

    To learn more about if the affordable laneway suites program works for you reach out to a BVM Contracting Renovation Consultant to start the conversation!

    The Process of Building a Laneway Suite with BVM Contracting

    Once you have your building permits completed and approved for the project, the following process will be taken to build the laneway suite.

    • Demolition/Excavation: Before the process of building the laneway suite is started, the existing structure needs to be demolished. BVM Contracting will be able to efficiently demolish your existing structure and remove the debris using our in-house disposal services. The excavation will also be completed for the location of the laneway suite and a trench will be run in between the primary residence to the laneway suite to run the infrastructure out to the new secondary laneway suite.

    • Utility Infrastructure Run-outs: Once the slate is blank, this is the time to run all of the underground infrastructure to the location where the laneway suite is being constructed. More often than not the underground infrastructure (drains, plumbing, and natural gas) will need to be trenched from within your home out to the laneway suite. BVM Contracting will determine the location of all of the infrastructure on the property to determine the most cost effective way to run everything out to the laneway suite.

    Note about electrical: You have the choice to install a separate meter or use your primary residence’s existing infrastructure to run the electrical out to the laneway suite.

    • Foundation Creation: The building permits outline the type of foundation needed to support the load of the new laneway suite. BVM Contracting will ensure that the concrete work is completed quickly and efficiently to minimize the effect on laneway access to your fellow laneway-using neighbours. The foundation will be poured and underground infrastructure will be brought in once the foundation work is completed.

    • Rough Framing: Using our warehouse conveniently located in the City of Toronto, we are able to build the structure of the laneway offsite to minimize the disturbance in the laneway and the amount of framing material stocked on site. We then transport the components of the laneway structure to your property to be assembled within 2-3 days depending on the size and complexity of the structural detail for the home.

    • Roofing, Windows/Doors, and Exterior Finish: To enclose the structure and make it weather-resistant, the roofing is completed, windows/doors are installed, and exterior finish is installed. The exterior windows/doors and finish are then sealed to allow for a water-resistant finish.

    • Rough-in Work (electrical, plumbing, and HVAC): Usually as the exterior is being finished the interior of the laneway home or suite is being roughed-in for electrical/HVAC/plumbing. All plumbing supply lines and drains (for toilets, sinks, showers, bath tubs, hot water tank, etc.), electrical wiring (for potlights, ceiling lights, kitchen lighting, exterior lights, receptacles, baseboard heating etc.), and HVAC lines (for heat pumps, air conditioner, gas lines, etc.) are installed so that they can be insulated and dry-walled over.

    • Insulation & Drywall: Once the plumbing, HVAC, and electrical inspections are passed, it is now on to insulating the home. Ensure that the walls and attic are well insulated, and if you have a garage under the laneway suite ensure that the floor joists are insulated as well. If you are using both levels for livable space, it is recommended to insulate the concrete slab before installing flooring. You could even consider hydronic heating on the main level to help heat the entire suite.

    • Flooring Installation: Hardwood (solid or engineered), vinyl, tile, or laminate flooring will be installed based on the client’s specifications.

    • Finish Carpentry & Stairs: Once the insulation and drywall work is completed, it is time to complete the finish carpentry work (baseboard, shoemould, casing for windows and doors, hanging the interior doors, etc.) and installation of the stairs.

    • Finishes: This is the last step and usually includes the following items:

      • Painting

      • Vanity install

      • Toilet install

      • Faucet/Tap install

      • Kitchen cabinet and counter top install

      • Staining

      • Light fixture install

      • HVAC fixture install (supply and return vents)

    The Cost to Build a Laneway Suite in Toronto

    The cost to build a laneway suite will vary depending on the following variables:

    • Laneway access

    • The location of infrastructure on the property (electrical service, sewers, drains, plumbing, and natural gas).

    • The proposed square footage of the laneway suite.

    • Access to primary residence infrastructure (to provide connection to electrical, sewers, drains, plumbing, and natural gas).

    • Exterior finishes (vinyl siding v.s. stucco v.s. Maibec v.s….)

    • Interior finishes (IKEA v.s. custom cabinets, vinyl versus hardwood, etc.)

    It is safe to assume though that the cost to build and finish a laneway suite will be anywhere from $300 000-$600 000. Let BVM Contracting visit your property to determine if your property qualifies and what the approximate cost will be based on the above variables.

    It is important to note that laneway suites will also increase the value of your property, since secondary suites provide extra income to the property that can be used to subsidize a future buyer’s mortgage.

    Conclusion

    Laneway suites will be a very popular and potentially lucrative investment opportunity for any home owner that owns a property with an eligible laneway property. Let BVM Contracting, an experienced new home builder in Toronto, help you evaluate the return on investment and competitively budget your project so that you know the exact cost to build a laneway suite on your property.

    Contact us to speak with an experienced residential renovation company and get your laneway home build experience started! We will be able to walk you through the process of completing the project, from concept to completion.

    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.