When will my new house be ready?

Building a new home should be one of the most exciting times of your life.  It can also be one of the most nerve-wracking. New home construction can easily involve over 50 subcontractors and suppliers, 200 people and more than 10,000 pieces of material.  Although complex, the home building process is a carefully designed and managed process to ensure that you get the house of your dreams on time and on budget.

There are a number of factors that can influence a construction timeline such as weather, number of workers, special requests and the complexity of the design, but most new home constructions follow similar stages and time frames.

Here’s a basic timeframe to help you understand what typically happens and when.

STAGE 1: Site preparation

- Obtain municipal and provincial permits
- Begin site work and excavation
- Pour foundation or slab
- Frame floors
- Rough-in electrical and plumbing under floors
- Install first subfloor
Timeframe: 1-3 months

STAGE 2: Framing

- Frame interior and exterior walls including door and window openings, roof and ceilings
- Rough-in remaining electrical and plumbing lines throughout the structure
- Apply exterior wall and roof sheathing
- Install reaming subfloors
Timeframe: 2-3 months

STAGE 3: Exterior Finish and Inspection

- Inspect mechanical rough-in and exposed structural work
- Apply roof flashing and shingles
- Windows and exterior doors are installed
- Apply exterior trim
- Apply exterior wall finish material
Timeframe: 2 months

STAGE 4: Interior Finish

- Cabinets and countertops are installed
- Install ceramic tile in baths and other flooring throughout
- Complete plumbing and electrical work
- Complete sheetrock, paint and wallpaper
Timeframe: 2 months

STAGE 5: Finishing touches

- Install hardware and appliances
- Complete any landscaping
- Touch-up for final inspections by homeowner, contractor and building inspector
- Final payment to contractor
- Move in
Timeframe: 2 months

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What if the home you are planning to build could be your family home for the rest of your life?  What if, with a little planning, your new home could adapt to meet the needs of your family and change as your family does?

That’s the idea behind FlexHousing.  A FlexHouse is a home designed before construction begins to be user friendly to its occupants at all stages of their lives and to make future renovations easier and cheaper for the homeowner to complete.  FlexHousing can eliminate the need to move from house to house as the requirements of your family change over time.

WHY FLEXHOUSING

The first home for many couples is often referred to as a “starter” home, which is typically small and easy to maintain.  Then, as children come along the first home is too small and that requires the costly and disruptive choice of moving.  When the children are grown and on their own this second home becomes too large for only two people to take care of.

As the population ages, half of all homes in Canada will house people 55 yeas old or older by 2017.  Also, with a declining population, fewer new homes will be built each year.  So homes that are flexible will be in big demand.  This flexibility not only is beneficial to the home, but if families don’t have the need to move, they stay in the neighbourhood longer, creating a stronger sense of community.

PRINCIPLES OF FLEXHOUSING

A FlexHouse isn’t a type of home style like a bungalow or two storey, it is the way it is designed prior to construction and is based on four principles.

• Adaptability
• Accessibility
• Affordability
• Healthy Housing

Adaptability:  The home is designed to be renovated to suit changing needs.

A large bedroom can be made into two smaller rooms and used as either another bedroom or home office.

A space such as the basement can be renovated to become a separate apartment by roughing in plumbing for a kitchen and bathroom that will bring in extra income later on or be used by an aging relative.

Bathroom walls can be given extra strength during construction to allow for the installing of grab bars and other special items to assist less mobile residents.
Install counters and cabinets in the kitchen or bathroom that can be adjusted vertically on brackets or that can have sections that are lower so that people in a wheelchair can reach with them.

Building such features into a new home during initial construction saves time, money and inconvenience when changes are needed or desired down the road.

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Deciding on which contractor will build your home is a critical step in making your dream a reality.  There are many things to consider when making your choice.

ROLE OF THE CONTRATOR

The contractor’s role is to control the construction process and manage all aspects of the job from start to finish.  They will work from your floor plans, obtain the necessary permits for construction in your local area, and arrange for materials to be delivered to your site from your local lumber yard when needed.  The contractor will also manage other necessary trades people (excavation, carpenters, electricians, plumbers, drywall installers, etc.) that will work on your home so that they arrive when needed and complete their jobs efficiently and quickly.  All this will be done in a time frame that you agree on and at a quoted cost.

Contractors should be members of the provincial or local home builders’ association which requires them to conform to a code of ethics as well as attend courses on the latest techniques, building code requirements and technologies to remain in good standing.  They should also be licensed to work in your area and you should be able to see these licences upon request.

Contractors should also carry insurance in case of an accident during construction or in the event of a dispute.  You should be familiar with the rules required by your local government, your home owner’s insurance policy and your bank to ensure that you understand the liabilities involved with building a home and how to protect yourself.

LOCATING A CONTRACTOR

It takes more than just looking in the phone book to find a contractor.  A good place to start is often with friends, family or neighbours.  Ask them if the contractor they used lived up to expectations and delivered what was agreed to.  Ask if they had any problems with the contractor and, if so, how they were resolved.  Most importantly, ask if they would hire the same contractor again.  You want to know they have a good reputation and a history of satisfied customers. 

Your local home show can be a perfect place to look for local contractors who do the type of work that you are planning.  You will be able to talk with several contractors and see photographs of their projects while learning about construction materials and getting advice from professionals.

You can also approach the Canadian Home Builder’s Association (visit www.chba.ca). They will be able to put you in contact with contractors from your local area that are members in good standing.

DO YOUR HOMEWORK

Before you begin hiring, take the time to do research.  Go online to familiarize yourself with the materials and local requirements for your job.  You can’t expect to learn as much as the professionals, but by educating yourself you will more likely be able to identify a contractor that may not be fully competent (or even dishonest).  Educating yourself now will also save you time and increase your confidence later when it comes to making decisions like picking fixtures and making choices on items such as flooring materials that will have to be done when construction is under way.

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When you’re thinking about building a new home it’s pretty easy to get caught up in thinking only about the sticks and bricks of the structure.  Many people overlook the fact that the lot you choose to build on can be just as important a factor in determining your future happiness as the home itself. Before you get too involved in the details of you house plan, it can pay to invest some time I finding the perfect lot.  There are a number of key questions that you can ask yourself to help determine what lot is right for you.

DO YOU ALREADY HAVE A HOMEPLAN?

If you already have your dream home planned, and you know the style and size, then it makes sense to look for a lot that will complement and maximize you design. If you don’t have a house plan yet, then you may want to search for the perfect lot and then design a home to fit.

WHERE DO YOU WANT TO LIVE?

Knowing in advance where you want to live will help you stay focused and avoid throwing lots that don’t meet your need into the mix.  If you are new to an area, find a knowledgeable real estate agent to help in your search.  You must also consider proximity to shopping, schools, churches, playgrounds, and work.  All of these factors influence property and resale value. Finally you should carefully research the value of other homes in the area. As a rule of thumb, you will want the value of your home and the lot to be approximately the same as others in the area.  Having too high or too low a value for the neighbourhood can make it more difficult to sell your home in the future. You should also take the time to check for area zoning restrictions or restrictive covenants that might limit your freedom to build the house you want.

IS THE LOT LARGE ENOUGH?

More than likely there will be some setbacks that will leave only a portion of the lot for the actual house.  How much back and front yard space do you want? Will there be a driveway? Will you be building a garage? These are all things that you must consider. Even if the garage might be a future addition, it’s smart to think about it now.  You will also want to check for any easements on the lot.  An easement is an area on the lot that is restricted from building.  Most easements are for utility line access.

WHAT IS THE TOPOGRAPHY LIKE?

A flat lot is much less expensive to prepare and build on, but a sloping lot can be much more scenic. You should also be wary of lots in low spots that may be prone to flooding. No matter what lot you are considering, take the time to visit it after a heavy rainfall to evaluate the drainage. Take the time to look for the sun direction as well. Many homeowners will orient their house to maximize natural light exposure. Don’t stop at what’s above ground either. The type of soil or rock under the ground can affect how easily you will be able to dig a foundation and how well it will support you home.  Bedrock is very expensive to dig through, while clay soils expand and contract which could cause cracks and leaky basements.

WHAT WILL YOU WANT IN THE FUTURE?

We will go through changes in our lives, and having a lot that gives you the flexibility to accommodate these changes is a big plus.  Whether it’s an addition to the family that requires an addition to the house, or maybe a new garage or swimming pool, you don’t want to find yourself somewhere down the road without sufficient space.

FINAL THOUGHT

It’s very difficult to find a lot that meets all of your criteria.  In many cases there are trade-offs to be made, so list your criteria in order of important. If you find yourself overwhelmed, you can seek the services of a landscape architect, surveyor or professional contractor to help you make the right decision.

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You’ve thought about it and now you’re doing it, you’re building your own home.  It is an exciting decision to make.  Being able to choose, plan and live in a dream for many, but now you are making that vision come true.

Are you stepping down this path for the first time? Like anything, the process can be tricky and there are many important details to consider as you get started.

Style of your new home

Have you decided on a style of home yet?  If you need inspiration, go to open houses or remember what you like about the design of you friends’ and neighbours’ homes. Make notes.  If there is an interesting detail or feature, write it down so that it doesn’t get forgotten during the excitement of building.

Where you will build is very important too.  If you already own the land you plan to build on, your opinions may be more open than if you are building in an established subdivision.  Many subdivision developers have restrictions called “covenants” which may force you to build a house of a certain size or style.  They may limit where you can choose to build your home, even what colour it is when finished.  These covenants are in place to assure that all the homes in the area are worth about the same and this will protect the value of your investment in later years.  Remember that this is an investment and even if this is your dream home, there may come a day that you will have to sell it.  Protecting help ensure its value in later years.

What to consider

There are a lot of other things to consider about the location of your new home.  Distance to shopping, schools and work have to be thought about.

Finding the right contractor is your next step.  A new home is likely your biggest investment.  Make sure you don’t rush into it.  It’s always a good idea to get at least three bids and remember the old adage, “If it is too good to be true, it probably is”.

To ensure that both you and your builder are satisfied with the work, make sure the details are spelled out in a written contract.  The time you spend at this stage will avoid any confusion later on.

With the internet and groups like your provincial Homebuilders Associations, reams of information is available to help your home. The Canada Mortgage and Housing Corporation also offers useful information including valuable question and answer sheets.  Their website address is http://www.cmhc.ca.

Finding a good contractor

To find a good contractor, ask around.  Ask family, friends and associates about who has a reputation for doing good work.  Ask your contractor to supply the names of satisfied clients.  If he can’t, look to another contractor.

Not offering a warranty on their services,  poor workmanship and extra costs are all pitfalls on the path to feeling good about building you new home.  Remember not every contractor plays by the rules.  It is best, of course, to avoid these people.

The contractor will also be handling the scheduling of other trades such as electricians, insulation and drywall installers and any other specialists that may be required to complete the construction of your home.

Beyond choosing a good contractor, you will also need lawyer and a banker to handle legal matters and financing.  Finally, remember that many home builders are more concerned about structural integrity and the attractiveness of your home from the outside.  Remember that the interior should also be designed for practical concerns like – will all that furniture you already have fit? So if it’s not already clear, researching and planning before the first nail goes in is the key to making your new home a great castle to be enjoyed for years to come.

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Increasing the efficiency of buildings and their use of energy, water, and materials, and reducing building impacts on human health and the environment, through better siting, design, construction, operation, maintenance, and removal — the complete building life cycle.

What to consider when designing a Green Building:

- The ideal site would be a Brownfield: abandoned, idled, or under-used industrial and commercial facilities where expansion or redevelopment is complicated by real or perceived environmental contaminations.

- Conserve water and energy: limit the amount of resources required to operate a building. Installing a self-supporting filtration unit.
- Recycle construction materials: using recycle construction materials limits the amount of resources that must be disturbed. Obtaining locally or manufactured locally reduces the energy in shipping and transporting of these materials.

- Indoor air quality: limit the amount of materials in the building that contain Volatile Organic Compounds(VOC): Compounds that evaporate easily at room temperature and often have a sharp smell. They can come from many products, such as office equipment, adhesives, carpeting, upholstery, paints, solvents, and cleaning products.
- Beneficial Lanscaping: using different landscaping techniques to achieve a variety of benefits (e.g., decrease of maintenance costs, reduction of stormwater runoff, beautification of the landscape, preservation of endangered species) and using plants that require little or no pesticides etc.

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Single detached housing starts n Ontario dropped by 3%, while the more volatile multi-unit housing starts experienced a very significant increase of 94%.

media-release-significant-increase-in-multiple-housing.pdf

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Home Builders have been strongly opposed to the duplication of the provincial land transfer tax in Toronto that will double the current provincial tax rate.

To learn more, click on the link bellow 

Toronto Taxes

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Rightfully considered as the biggest investment that a person makes in his or her lifetime, buying a house involves a number of equally crucial steps, and this is especially true for a new-home construction project.  

In the few lines that follow, we’ve tried to compile the 10 major steps that comprise a construction project, from the initial idea to final delivery.  Please feel free to keep, and if need be, refer to this reference tool, which we hope will further raise your appreciation of the intricacies that such a development project entails and how important it is to be able to rely on top-notch professionals to make this as positive an experience as possible.  

The steps

Pre-building

1. Select a location that is in tune with the family’s priorities

In recent years, the availability of lots (make sure that the lot is debt- and defect-free) and their cost have had a direct bearing on buyers’ decisions. Thus, choosing a lot according to family needs (school, daycare, work) and/or recreational activities (municipal pool, bike path, etc.) is essential.

2. Choose a lot that fits your needs

Depending on what you plan to do with your land (gardening, swimming, using the barbecue, or other), it’s important to choose a lot that is most likely to get the amount of sunlight you’re seeking at specific times of the day. 

3.  Research and negotiate with a lending institution

Every dream comes with a price attached, so before venturing any further, you need to meet with a financial institution or mortgage broker to clearly establish that your dreams don’t exceed your means. 

4.  Research a house plan tailored to your needs

Home needs (space, facilities…) vary from one person to the next. That’s why it’s paramount, during the initial house-hunting, to be able to rely on an extensive inventory of plans, and have the flexibility of being able to change them, if need be, while continuing to respect standards and aesthetics. This is exactly what Drummond Designs offers, affording the possibility, at minimal cost, of adapting a home to a person’s lifestyle, using the original plan designs.

5. Select the entrepreneur/contractor

The ties that connect you with your contractor go way beyond simply building your home. Actually, the enjoyment derived from talking things over with your contractor will be borne out in those first few years after delivery of the finished product. An entrepreneur’s intrinsic workmanship, meticulous attention to detail, availability, receptiveness, and history of after-sales service, are all key factors that might attest to the type of buyer-builder relationship one might expect to have. 

The work site

In the following section, you’ll find the main things to look out for as your new home is being built. This is not a comprehensive list, but it’s a good overview of the key stages.

6. Foundation and structure

- Drainage system (ground absorption capacity) 
- Height of foundation vs. the neighbour’s 
- Street level vs. yard entrance
- Foundation dimensions in accordance with the plan

7. Insulation, electricity and plumbing

- Insulation: ensure the house is well insulated, properly done in all places, check waterproofing of various materials, doors and windows

-  Electricity: check your needs (electrical outlets, exit lighting, switches, thermostats, telephones, TV…), vs. furniture arrangements

-  Plumbing: check to make sure that the selection of equipment and accessories corresponds to your original selection,
check on location of equipment installation such as hot water tank, furnace, central air system, the future bathroom in the   basement vs. your future plan of finishing off your basement. Also, check location of outside water outlet, garage

8. Finishings

- Quality of the joints, select the various paint colours and determine where you want each of these paint colours to go, pick out wallpaper and other finishings. Quality of molding installations, floor covering (selection, quality of the installation…), staircase. Make sure the inside doors open and close properly. Cupboards and vanities, adjusting the doors, etc…  
Post-construction

9. Final approval visit & signing the contract at the notary

Draw up a list of work that is unfinished or needs adjusting, submit this list in writing to the contractor. Make sure that all the work has been done to your satisfaction before making the final payment. Gather up all the maintenance manuals and/or warranties on the various equipment (heating, central air …)

10. Guarantees

To find out more about the responsibilities of the various parties involved (contractor, sub-contractors, manufacturers and others) we strongly suggest you inquire locally through any builder association that may exist in your region.

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In recent years, the residential construction industry has undergone an unprecedented growth, and it’s noteworthy that the province of Quebec has contributed more than ever to the record construction surge.

The relentless pace, which month after month continues to confound the experts, will, sooner or later, experience an inevitable slowdown. There are some very simple reasons why this will eventually occur: the rise in the cost of labour and building materials, combined with the gradual hike in mortgage rates will prompt people in this activity sector to reconsider their strategy.   

While the phenomenon is still in its infancy stage, it’s been happening for the last few months from a Canadian standpoint. It’s the direct result of housing prices, which, since the beginning of the new millennium, have spiralled, often beyond 50%. Some people see that as nothing but a good thing, even though the real-estate value of their home is practically wiped out by the proportional increase in costs of buying or building a new house.   

A growing number of home owners, however, prefer renovating their home,  financing the work through the equity that has been built up in their property.  Consequently, they avoid having to pull up stakes to go and live in a residential area that is likely to take a decade to mature from an urban development aspect. 

There are myriad reasons for sake-of-change renovation, as opposed to a straightforward move into another home. Usually, the decision is made once the children have left the family nest. Then it’s a matter of re-appropriating space, with practicality and comfort of the occupants in mind, by enlarging the living room or bathroom to set up your own peaceful oasis, by adding on a solarium or by finishing off a spare room above the garage.  

As residential designers, our knowledge of the housing sector and the need to oversee each of the stages one goes through in bringing a project to fruition has led us, more and more, to contribute not only to the development of plans to carry out the work, but also to play an active consulting role, thereby providing support service throughout the project, if need be.

All the more true, the renovation projects are becoming more sophisticated and expensive as lands and properties value are increasing.

It is no longer uncommon today, to turn a bungalow into a cottage and double the floor space of a home in order to maximize the value of a property located in an area in demand or on the edge of a water-course, for example. This type of transformation, we understand, requests an excellent planning for future use of space.  This is the task that is increasing more and more the workload for designers and creators specialized in residential construction.

If we add other determining factors such as the scarcity of land and urban sprawl, it is likely that the decline in starts of new homes will be largely offset by the major renovation projects in the next following months.

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