How to get Ready for a Major Renovation Project?
A major renovation is typically a project that involves renovating or remodeling a large portion of the home, demolishing exterior walls to allow for a horizontal addition or removing a roof to build an additional floor and gain extra space as the family grows.
Due to the nature and scale of those projects, some consider them as a “large undertaking”. Most homeowners find themselves stepping into their project for the first time and not sure what to expect.
The objective of this article is to shed light on important considerations that homeowners should be prepared for prior to construction commencing.
Planning:
Typically, a successful project is one where most of the planning happens before construction starts. Planning is required for many aspects such as the scope of construction, plans and design, finances, timelines, alternative accommodation, any unexpected delays, utility disconnects, etc. A professional builder will be able to help homeowners form a good understanding of the process, what is involved and help them navigate this “large undertaking” with confidence and ease.
Scope & Budget:
The two activities that go hand in hand in the early stages of planning are defining the scope of the major renovation (what needs to be achieved) and understanding the budget requirements that will help get us there. The design phase is usually an iterative process that gets refined after several iterations to come up with plans that the homeowners are happy with. This is where working with a professional contractor who has a good understanding of project costs helps explore different design options and construction methods and advises on which options are best suitable to meet the project budget.
Is it important to note here that along with the construction costs, the project budget needs to take into consideration the design costs, permit costs, any miscellaneous expenditures for alternative accommodation throughout the project duration and a contingency reserve to cover any unexpected issues that might arise during construction. Refer to our article “15 Hidden Conditions that Might Affect the Project’s Budget” for more on this topic. The pre-construction phase is also the time to ensure that any financing required to complete the project can be secured.
Building Permits:
As soon as the scope and design are finalized, it is time to go through the permitting process. This is when, depending on the time of the year and the backlog of applications in the City, the wait can be frustrating. However, this is a great opportunity to visit the design showrooms and suppliers and start finalizing the design selections. A professional contractor would have a good understanding of project scheduling and material lead times. They will be able to guide you through this stage and will start putting in orders as early as possible for any long lead time items.
Alternative Accommodation:
The scope of a major renovation might include the removal of exterior walls, modifying load bearing walls, removing a roof, etc. The number of trades involved in those projects is in many cases the same as the number involved in building a new home. The work typically generates a lot of dust, the exterior walls/ roof might need to be tarped for some time, and the electrical and plumbing will need to be disconnected, therefore, living on site during the project most likely is not possible. It is also unsafe to walk on the site without appropriate personal protective equipment. It is necessary for homeowners to remove their belongings from the space and plan for alternative accommodation for the duration of the project.
Utility Disconnects:
This brings us to utility disconnects. An important consideration while understanding the construction commencement date is whether any utilities need to be disconnected prior to any work starting, as in some cases the exiting gas meter location or gas line will interfere with the work to be completed. Depending on the time of the year and how busy Enbridge is, it typically takes at least 6 to 8 weeks from the time the request is put in to relocate a gas meter or disconnect the service at the property. Understanding whether the electric utility line needs protection, upgrading or moving is also important to help plan accordingly.
Designated Substance Survey (DDS):
Another requirement under Ontario’s Occupational Health and Safety Act is for the homeowner to provide a Designated Substance Survey (DSS). The survey is prepared by a qualified professional, to identify whether the work area contains any hazardous materials that need to be dealt with prior to construction commencing.
Rebates:
In cases where the scope includes updating mechanical equipment, windows or insulation levels. Applying for available rebates definitely helps with offsetting some of the associated costs. For most rebate programs an energy audit must be carried out by an energy evaluator prior to construction starting and again at completion.
Insurance & Coverage:
In terms of insurance and coverage, the hired contractor should have commercial liability coverage. However, the contractor’s policy is limited to the work they are responsible for and any occurrences that happen as a result of their work. The homeowner should maintain the insurance coverage for their home and update the provider about construction duration, timeline and scope prior to project commencing.
Choose the Right Professional:
Finally, major renovations are fun and exciting projects that are necessary to create a space that addresses your needs and that you enjoy living in. It is important to work with a professional design-build contractor that is organized and experienced with this type of work and that you feel would be suitable to help see this exciting project through.
Feel free to reach out for any questions about the process or the pre-construction phase preparation. Every project is unique and comes with its own set of challenges that need to be addressed. We are happy to learn about your plans and advise accordingly!