Our Toronto homeowners had a 50-year-old home that needed updated. They wanted a larger kitchen and a master ensuite.

What makes this project unusual for us is that the homeowners elected to get their home renovation designed independently rather than use our design/build services. They worked with an architect and a fabulous interior designer, Lisa Boyer, to develop the plan. Inspire Homes was brought in for project construction.

Originally, the homeowner had considered building a house addition to gain the extra space they were looking for, but it was more expensive than what made sense for them. Instead, they ended up renovating within the existing space.

The first floor was reconfigured into an “open space” concept. Walls were removed between the kitchen and living room and kitchen and dining room, and a beam was inserted into the ceiling for structural support.

The existing living room was quite spacious, so we “borrowed” some of that space to include a dining area, as the dining room and kitchen were combined to create a larger kitchen and a new main bathroom.

There was significant structural and carpentry work involved in this renovation, including plumbing and electrical work, lighting upgrades and new flooring throughout the main floor.

The existing bathroom was turned into an ensuite bathroom, complete with shower, new floor, cabinetry and a heated towel rack. The main bathroom was added where part of the kitchen used to be, and is fitted with contemporary plumbing fixtures combined with transitional cabinetry.

In the end, it was a real honour to work with such great design to construct the vision these homeowners had for their home.

For more photos of this Toronto Kitchen and Bath reno, visit our project portfolio.

The homeowners had a tight budget, and a modest wish list.  Their goal was to add a second floor, and hopefully add three bedrooms and a bathroom.  If the budget permitted, main floor renovations were on the wish list.

We love the challenge of working with a small space, so we investigated the possibility of squeezing three bedrooms and a bathroom into a 576 square foot second floor addition.  We concluded that by keeping room sizes modest, we could build a second storey addition with three bedrooms and a bathroom, renovate the main floor, and stay within the budget.

The homeowners agreed to our proposal, and we proceeded with design.  Two of the bedrooms are 8×10 in size, while the master bedroom is 10×15 with two large closets.  The bathroom is spacious, with light provided by a sun tunnel.

On the main floor, we removed the walls, and gave equal space to the kitchen, dining and living areas.  576 square feet  is not a large living area, but the kitchen is a vast improvement compared to what was previously there.  The main floor was entirely renovated with new flooring, drywall, and electrical.

Cement board siding was used to clad the exterior, to achieve a consistent look with the neighbourhood.  The awkward front porch roof was removed and rebuilt.

The homeowners say: “We are loving our new home!!  Thanks again for getting it done on time & with such attention to detail!”

View before and after photos of the project.

Every week we get calls from homeowner that are looking to build a house addition, and the two most frequent questions are “How much will a house addition cost?” and “Can I build a house addition?”  A previous blog post has answered the first question, so let’s talk about the second one.

A number of factors affect the ability to build an addition to your home, and it comes down to three main factors: zoning, structural, cost.  Let’s look at all three in a little more detail.

Zoning and other Government Regulations

Your municipal government regulates land development, primarily through zoning bylaws.  These bylaws limit the size of a home, by imposing setback requirements in the front, side and rear yards, by controlling maximum height, and often by limiting lot coverage.  For example, the minimum front and rear yards must be 7.5 metres, the maximum height may be 10 metres, and the house may cover no more that 35% of the property.  Additionally, there may be parking requirements and restrictions, and landscape requirements.

In Toronto and Mississauga, the city has strict tree protection requirements, and may prohibit or limit the removal of a tree on private property.  In ravine areas, Conservation Authority approval may be required before a building permit is issued.  In parts of Caledon and Halton Hills, Niagara Escarpment Commission approval is required.

Structural Considerations

The existing structure of the home has to be considered, especially when adding a second storey or third floor addition.  The existing building foundation and walls must be able to support the additional floor that is being added.

Open concept areas on the main floor are popular, and are frequently requested by homeowners.  The existing load must be assessed, to determined how it can be properly supported.

And finally, can the addition be built the way you have envisioned, or are there structural limitations that may require plans to be adjusted?

Budget, Cost and Financing

The amount of money you have available, or are able to obtain from a financial institution is the key factor in determining whether you can build the addition.  Few homeowners have the cash resources, so most are borrowing from a bank, through line-of-credit, or with a construction mortgage.  (Read more about how to finance your renovation project here.)

Many zoning issues can be resolved and most structural deficiencies can be fixed – so in the end it comes down to how much you can afford to spend on the home, and how much you want to spend on the home.

The amount you can afford will depend how much available cash you have, and how much the bank is willing to lend based on your ability to repay and your collateral (equity in the home).

The amount you want to spend is a personal decision: how long you plan to live in the home, your concerns with return on investment, and how the additional housing expense will affect your lifestyle.

Do you have questions?

We’d love to talk to you.  Give us a call to discuss your project.

Throughout the Toronto area, homeowners are looking to add more space to their homes.  Some are choosing to build a house addition, while others decide to tear down and build a new house.   Which option is better when adding on more space?  Is it better to build an addition to the home, or simply tear down the house and start again?

We look at many house addition projects every month, and usually we determine that a house addition makes sense.  But recently, we have looked at several home addition projects where we recommended the homeowner look at tearing down and building a new home.

Here are the primary items we look at when deciding whether to recommend a house addition or a new custom home.

Foundation & Basement

The foundation and the basement of the home is one of the keys in deciding whether to add on or rebuild entirely.  If a basement has water leaking in, it will need to be waterproofed.  Exterior waterproofing is an expensive process, and can often be similar in cost to building new foundation.

Older basements often have low ceiling heights, and homeowners sometimes look at lowering the basement floor to gain some ceiling height.  Lowering the floor, and underpinning the existing foundation is a manual and expensive process, which far exceeds the cost of a new foundation.

Most importantly, the foundation must be able to support the additional structure that is being added.  This is a key item with second storey and third storey additions.

Extent of Renovation

The amount of work being done to the home frequently determines whether adding on or rebuilding is the better option.  In the case of a second floor addition and main floor renovation, with no work being done in the basement – an addition is a sensible option.  When combined with significant basement and foundation work – such as underpinning, waterproofing, and major structural modifications – tearing down and rebuilding may be the more viable alternative.

Zoning & Building Code

Zoning regulations are often considered when deciding on a new build vs. a house addition.  For example, the zoning by-law may not permit the house to be built as close to the property line as it currently is.  By keeping the existing exterior wall in place, the homeowner can avoid having to move the wall to comply with current zoning regulations.

The building code has also changed since many of the homes were built.  For example, a window is no longer permitted within 1.3 metres (4 feet) of a property line, unless it is fire-rated.   By keeping existing side walls in place on a narrow lot, the window can remain, whereas with a newly built home, windows would not be permitted.

Case Study #1

The owners of a small Toronto bungalow are looking to add a second storey addition.  The second floor will have three bedroom and a bathroom, and the main floor will be renovated into an open concept living room, dining room and kitchen.  The basement is fully finished, and will remain as is.

The basement can support the new structure, and adding a second storey is a straight-forward project.  The cost of tearing down and rebuilding would be at least 50% more expensive than adding the second storey addition and renovating the main floor.

Case Study #2

The owner of an older Etobicoke bungalow wants to add a rear addition, and completely change the layout of the existing space.  The existing basement is unfinished, and the basement ceiling is low.  The plan is to underpin the back wall, so the new foundation will be deeper  with a higher basement ceiling.  While the work is being done, existing basement walls will be waterproofed.  New exterior wall finishes are being installed over the existing brick.

Underpinning and waterproofing are expensive items, and it costs more to demolish the roof and remove the interior finishes using manual labour than it does to tear down the entire house using machinery.  In this case, tearing down and building a new custom home would be less costly than building an addition, with the added benefit of a full height basement throughout.

Your Turn

Do you have a major house addition project in mind, and you need to determine if it makes sense, or whether building a new house would be a better option.  Contact us, we’ll be happy to discuss your project and you options.

Bathtub to Shower Conversion

By far the leading trend is the removal of bathtubs, and the conversion of the space into a shower. This is especially popular in the master ensuite bathroom – where many homes from the 1980s have a standard size master bathroom with a tub, toilet and vanity. The shower conversion is often complemented by spa like features such as body jets or a rain shower. And a frameless glass shower enclosure is always the finishing piece.

Larger Showers

Showers are growing in size. The days of putting in a 30 inch by 30 inch corner shower unit are over. Today’s showers are custom built to maximize the space. If space permits, it is not unusual for us to build a shower 4 feet by 5 feet in size.  Larger showers have space for a bench, and often multiple shower heads.

Heated Floors

Following tub to shower conversions, heated floors are the next most requested bathroom feature. Nothing beats stepping out of the shower onto a warm floor, or standing on a warm floor while shaving or brushing your teeth. Heated floors can be operated by a programmable thermostat, set to come on in the morning, and again in the evening – the usual times the bathroom is in use – while reducing energy consumption during mid-day and nighttime hours when the bathroom is typically not in use.

Remove the Jacuzzi

Eliminating the Jacuzzi tub, in favour of a larger shower or a soaker tub without jets is another frequent request. Few homeowners have the time to soak in a tub, and when they do, they’re looking for peace and serenity, not the sound of a motor pumping water through the jets. For every Jacuzzi tub we install, we’re removing somewhere between five to ten Jacuzzi tubs. A Jacuzzi tub typically operates on a dedicated electrical circuit, and removing it frees up the circuit for in-demand items such as in-floor heat, and additional lighting.

Contemporary Finishes

Contemporary finishes are growing in popularity, and the majority of the bathrooms we build and renovate feature at least some contemporary finishes. Contemporary design features include clean lines, polished and smooth surfaces, and minimal intricate details. The idea that less is more, results in a comfortable and spacious space, free of clutter.

Heated Towel Bars

And finally, we’ll mention heated towel bars.  We’ve installed two of these in Toronto bathroom renovations in the past few months, and we have another install in Mississauga coming up shortly. We’re not sure if this qualifies as a trend, but it is another luxury feature – at a fairly reasonable cost.

Reno & Decor Article – Feb/Mar 2013

The article only briefly touches on the many aspects and considerations when deciding on a house addition.  Our blog has many more articles, and as always, don’t hesitate to call us and ask questions about your specific situation and project.

1.  Houzz

The premier online collection of photos of custom homes and remodeled spaces.  Houzz users can view spaces by project type (ie: kitchen, bathroom), by style (ie: traditional, contemporary) and other criteria.  A great feature is the ability to create your own Ideabook, which allows you collect photos of projects you like, and share them with others who will be participating in your renovation project, for example, your spouse, your architect, or your contractor.

2.  Design Software

Many free software packages can be found online, which will allow you to start designing your new space, place furniture, and be able to envision what the new space will look like.  One of our favorite online programs is SoftPlan Studio.

3.  RenoMark

Started by the Toronto Homebuilders Association, RenoMark has expanded nationally.  The site provides renovation advice, a Renovation Guide, and a searchable database of premier renovation contractors.

4. Renovantage

Operating in the Greater Toronto Area, Renovantage is quickly setting a new standard in the renovation industry, with it intensive Certification standards, contractor education programs, and a unique No Risk Renos $25,000 Performance Guarantee.  Inspire Homes is a Certified Renovatage Contractor, as well as a RenoMark renovator.

5. WSIB

Hiring a properly insured contractor is important, and the Workplace Safety and Insurance Board is making it easy to check online if a contractor is insured, and if their insurance premiums are paid.  You can conduct your search here, and you’ll be surprised how many contractors you will find that are operating without insurance.  And always ask for a copy of the Contractor’s General Liability Insurance as well.

6. Tarion

This is for custom homes, not renovations – but if you’re thinking about building a new home, your builder is required to be Tarion registered.  You can search online here.

7. TACBOC

For the serious Do-It-Yourselfer, this is a great resource to show how to properly build various parts of a home – from building a deck, to adding a basement entrance.  The Toronto Area Chief Building Officials Committee (TACBOC) has created standard drawings to show what is acceptable, and some municipalities have posted this information online.

8. CHMC

Canada Mortgage and Housing Corporation has compiled large amounts of information, and has made these Renovation Fact Sheets available to the public through its website.

Bonus: Worst Renovation Resource

Online Renovation Cost Calculator – Many websites offer online renovation cost calculators, or house addition cost calculators.  These calculators are often not updated with the latest cost information, and the ones we have tested were wildly inaccurate.

The cost of a renovation or house addition project will vary greatly, depending on the size of the project, age of the home, site conditions, level or finish, etc.   Contact a reputable renovation contractor – you can find many at RenoMark and Renovantage.   Have two or three some out and look at your home, discuss you needs, and provide you with an estimate or a budget.

Insurance coverage in the construction industry has always been mandatory, with the exception of executive officers (ie: company owners) who did not have to have insurance coverage.  Starting this year, anyone who is working or supervising on a construction jobsite is required to have WSIB coverage.

The exception is the company owner who does not have employees, and works directly for the homeowner.  For example, a handyman who is coming in to do minor repairs in a house.

What does this mean for homeowners?

Homeowners should check to make sure a contractor has WSIB insurance, for 3 reasons:

1. A worker collecting WSIB benefits cannot sue their employer or the homeowner.  This offers substantial protection to a homeowner in the event of a workplace accident.
2. A contractor caught working without insurance may be removed from the jobsite, or may disappear to avoid getting caught.  This will leave the homeowner with an incomplete renovation project, and having to search for a new contractor to finish the job.
3. A contractor with valid WSIB insurance is an indication the contractor is running their  business properly.  If they are doing this properly, chances are good that they are diligent about how they perform their renovation work.  If they aren’t familiar with insurance requirements, or don’t care to comply with the law, they may be equally sloppy when it comes to their construction work.

How can I check if a contractor has WSIB insurance?

Ask the contractor to provide you with their WSIB number.  Even if they don’t, you can still search by business name, or by phone number.

Follow this link to be taken directly to the WSIB website, where you can conduct your search.

Also make sure your contractor has general liability insurance, and make sure your homeowner’s policy covers you during your renovation (some may not).  And update your policy after the work is complete to reflect any additional value that has been added to your home.  Read more about insurance during your renovations here.

We want to thank our customers, employees, trade contractors and suppliers for making 2o12 a successful year.

Monday Dec 24, Tuesday Dec 25, Wednesday Dec 26.

Monday Dec 31, Tuesday Jan 1.

Have a safe and happy holiday!