LITTLE DOSE OF TIME REALITY

Clearly it’s time for an honest conversation.  This is for anyone planning construction projects, renovation projects, or even real estate investments that might require some improvements.

I can hear many of you already, “don’t you understand that time is money?!”  Yes, we certainly do.  But it appears that many people need to be a little more realistic about their expectations.

One example is the recent plethora of investors, builders and developers now facing receivership or insolvency in Canada.  Most of the media articles have focused more on rising interest rates, than any other cause.  https://www.heddlerealestate.ca/blog/real-estate-insolvencies-in-canada-set-to-surpass-levels-of-global-financial-crisis  However, the extra time required for permits, inspections, etc… is a significant cause of rising holding costs.  Some of these bigger players needed to budget MUCH more time into their planning process.

What about for us humble souls, doing a renovation, or building a home (or 8), or simply adding an Accessory Dwelling Unit?  We thought we’d share a few real stories of delays we’ve seen, just within the past few years.

• A load of siding was ordered months in advance, arrived by ship, then was transferred from the port of Vancouver onto a transport truck. It was late January, 2022.  You guessed it: the truck was parked, somewhere in the Fraser Valley, while that trucker went to the Ottawa Convoy protest.  Result:  an extra 2-month delay in getting our siding to the jobsite.
• Special tile ordered for a client, travelling by transport truck, in November 2021. All 3 highways from BC were washed out with record rains.  We’ve experienced minor delays with one Highway blocked, but we’ve never seen all 3 closed.  FYI, tile is really heavy, and too expensive to put on a plane.  Result:  about a 2-month delay.  We’re still impressed with that incredible engineering feat!
• 2023 Vancouver Port Strike was “only” a couple of weeks, but the logistical nightmare that followed delayed a variety of products (plumbing fixtures, flooring, deck railing). Result:  2 weeks caused roughly 2 months of delays to get all the materials to their correct locations, and processed to us.
• Business closed its doors about midway into a project. This has happened twice to us now.  Result:  need to find another business to pick up where someone else left off—FYI, tradespeople hate being half-way responsible.
• Key team member in one of our subtrades died. This one is very difficult.  We usually want to show compassion, but our clients only want completion.
• Business partners fought, compromising their businesses (materials or subtrades). One of our suppliers was able to pivot and survive.  One of our subtrades entered a stretch of extreme difficulty, where a one-week tile job took an entire month to complete!
• Permit processes can go along relatively smoothly, then suddenly double the time it takes (for example in Calgary, with new zoning bylaws).
• Inspectors and quantity surveyors sometimes have quick turnaround times, and other times, it can be triple the wait. In one instance, a permit was delayed weeks because it was left on the desk of an employee who went to Europe on a planned vacation!!  True story, but I think his colleague wasn’t supposed to tell us the truth.
• Sometimes we run into a specific material shortage. Lumber and steel are probably the most obvious in the media.  But an emerging issue is global transformer shortages.  Everyone wants to go electric and phase out coal, oil and gas.  The ripple effect of this choice, and the concurrent effect of natural disasters is explained well in this article.  https://energynow.ca/2023/11/utilities-when-they-cant-buy-transformers-energyminute/.  Basically, everyone needs more access to electricity, preferably yesterday!  The result that we started to see in 2022 and 2023, was a rationing and prioritizing of which projects receive new transformers or transformer upgrades (for example, when converting a single family residence into a small multi-family dwelling).  At this point, Enmax has been able to move forward, https://www.enmax.com/services/electricity-services/the-current/enmax-power-ends-transformer-allocation-strategy-in-mid-november.  Our client’s result was well over a 6 month delay before they were able to upgrade their service, and upgrade their electrical panel, and finally get their electrical inspection passed.
• In a country that needs millions of new homes, many people are trying to move forward. Recent stats show Canada-wide that building permits were up 22.1%, month over month, in July 2024 (residential and non-residential)  https://www150.statcan.gc.ca/n1/daily-quotidien/240912/dq240912b-eng.htm.  Alberta saw a 33% increase in residential permits, year-to-date, when compared to last year, https://www.atb.com/company/insights/the-twenty-four/building-permits-july-2024/.  ATB has further broken down these stats into a 27% increase in single-dwelling units, and a shocking 48% increase for multi-family units!  The result?  Competition for materials and labour is fierce in this province!!
• Finally, it is worth remembering that weather delays are real. We are an employer committed to workplace safety.  No, it is not safe to put tradespeople on a roof, at minus whatever, in a snowstorm.  Typically, cold snaps only last a couple of weeks.  On the flip side, forest fires and smoke/air quality are another rising concern.  Those issues too will pass, and the project will again move forward.  Most builders and contractors will use a little patience, rather than risk safety, for a minor project delay.  Of note right now in Calgary is another dramatic slowdown in roofing, because of the hailstorm on August 5, 2024.  We are already around a 4-week delay—and that was the shortest wait we could find!

So what’s our point here for people who are building and renovating?  As carefully as you plan your financial contingency budget, please plan a time contingency budget.  There will be a delay, somewhere, in almost every project.  It is not a project management failure. Nor is there any need to panic.  It’s just a temporary stumbling block if all parties are committed to finding solutions, then moving forward as efficiently as possible.

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THE CASE FOR GARAGE SUITES?

            For a long time in Calgary, Garage Suites or Backyards Suites have been rare unicorns.  The financial expense didn’t justify the rental income – only in a few cases did the business plan make sense.  But, like everything else, that is changing.

Let’s just clarify the definitions.  Garage suite, Laneway house, Carriage house, Backyard suite and Garden suite are all expressions that are used in Calgary and other Canadian cities.  Step outside the city limits, and now they’re referred to as Accessory Dwelling Units.  Generally, a carriage house is at ground level, and a garage suite is above a garage.

Why Now?  On Sept 16, 2023, Calgary City Council approved a new housing strategy.  Hundreds, if not thousands, of requests and complaints about the lack of affordable housing had been heard.  And then … the federal government added a twist:  figure out a policy to allow densification, or else miss out on the federal “Housing Accelerators Fund.”  And for the icing on the cake, the Calgary Housing Needs Assessment was released on Sept 6, 2023, with some pretty shocking statistics, https://www.calgary.ca/communities/housing-in-calgary/housing-needs-assessment.html.  Now there is both proof and motivation:  we finally have a City Council ready to allow densification.

When do the changes come into play?  Clearly a big policy shift like this requires time to implement.  The expectation is that details will be coming clearer “soon,” and that the new bylaws should come into effect in the spring/summer of 2024.  Increased density, and relaxed parking rules for new builds are at the heart of the changes coming to Calgary.

What this means is that much of Calgary is likely to be able to have BOTH a secondary suite and a garage suite.  The changes mean a lot of other things too, but for the purpose of this blog, homeowners and investors can have 3 legal suites on a property:  main floor, basement and garage suite.  No more begging city council and/or the neighbours.

What’s in it for the investor or homeowner?  Tenants love garage suites!  And investors love a great tenant who stays for a long time.  Garage suites can be easily customized to attract specific tenants; for example, a 1 bedroom with an office will attract professionals who commute to an office part-time, and work at home part-time.  Another example is a 2-bedroom design that attracts single parents and young couples in communities close to schools; this model would also work well close to universities and SAIT, for student roommates.

A little fringe benefit for those of us with an altruistic nature is the ability to contribute to the affordable housing inventory in Calgary.

And the financing?  As investors, we LOVE an extra source of income!  We also love forced appreciation to our properties (higher net worth).  Many investors will compare building a garage to suite to buying a condo.  We would suggest a discussion with a mortgage broker regarding financing options for the build, as there might be some lower cost alternatives (compared to going out to buy another investment property).  The clear added bonuses here are no condo fees, and complete control of the property.

What’s the catch?  First, the ink isn’t dry on the city’s new zoning regulations YET.  Second, the utility connections (tie-ins) can present a challenge.  We’ve all seen pipes burst across the city.  If the existing property has older water and sewer, the city will likely require an upgrade for the entire property—this is in addition to connecting the new garage suite to the existing utilities.  Third, Enmax makes the rules about power poles.  An electrical pole may require relocation, or replacement—it’s not open for discussion.  And fourth, trees still matter in this city—there are rules and fees if a tree needs to be removed (and sometimes even if it isn’t going anywhere, probably best if we don’t take a sidebar into that story!).  So, a perfectly reasonable build quote has a few wild cards until these issues all get sorted out by the experts and city administrators.

We’re already in the planning stages for a garage suite on a property that doesn’t yet have a secondary suite.  But we’re incredibly excited about the opportunities for investors and homeowners who are interested in a relatively simple extra income source, on a property they already own.  Hoping to share some good news stories about this build project in 2024!

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Hey there dreamers!

Sometimes we focus on our financial and wealth-building investment properties.  We talk about practical, useful and user-friendly rental housing.  But Financial Freedom needn’t be a forever moving target.  Enjoying a home you are truly in love with IS financial freedom to many, many people.

And by the way, building or renovating a personal home can also be a financial investment:  in the place where you’ll create memories, celebrate milestones, and enjoy life with your loved ones.  After so much work growing a career and your investments, you deserve to have a space that reflects your personality AND meets all your needs.

Whether a homeowner is building from scratch, or renovating an existing space, it can be a daunting task.  And the question of “where to begin” often stops people in their creation process.  But this is where an architect or designer, who really listens to your vision, can guide you toward the initial design.  This is also where a general contractor can provide ideas, recommendations, or even assess the property for current limitations (based on local bylaws, etc…).  What is possible?

Then begins the process of narrowing down choices:  2 bedrooms or 5? Open concept?  Basement man-cave?  1000 sq ft?  9000 sq ft?

And guess what?  The summer is a fabulous time to begin building or renovating the home of your dreams!  Why?  Laying on a beach, or hiking in the woods, many of us will have some time to think, and to dream, about what we really want and why.  Coming back in September, concept drawings can begin!

In our experience, it can easily take about 2 months of back and forth to get a set of drawings to where they need to be before a homeowner is happy, and the permit people will accept those drawings.  Did you know that many municipalities may need 6-8 months to get a renovation or build passed through the permit process?  So, if people truly want to start a new build or a big renovation in 2024, the truly successful people will be starting NOW.

Many people also ask, “what style should I build/renovate?”  Summer is a fabulous time to explore different styles.  On those rainy weekends, go to open houses.  When it’s too hot or too buggy, grab a design magazine.  Yes, old school still works!—but all you techies can also collect a digital file of images too!  Summer can even be a great time to learn about the latest/greatest energy efficiencies and sustainable materials.  Even choosing windows can be mind-boggling until we learn a bit, narrow it down, learn a bit more, then decide what is optimal for our space.  A lot of people find that designing a dream space is a lot of fun!  Don’t be afraid of your unique style!

As the Alberta economy continues to grow, diversify and strengthen its fundamentals, now is a great time to invest in our personal residences.  From modern farmhouse, to Scandinavian minimalist, we’ve turned a lot of homes from “drab to fab!”  Live a little, dream a little, and celebrate the wins so far with a beautiful home renovation or build.  Financial Freedom isn’t just some far-away date in the future.  And even if it is for some people, isn’t it fun to have a dream home vision to keep you motivated?

When you’re ready, head over to https://mountainsedgerenovations.com/ for some ideas to start your journey.  We’re now booking into 2024!

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RENOVATION / BUILDING PHASES

Ok remodelers, home builders and real estate investors, let’s have a little fun today.  What really happens during a renovation or build?

1. We all start off with a grand vision! “I’ll build the most amazing custom home on this gorgeous acreage!”  “We’re going to turn this 1970’s kitchen into an award-winning entertainer’s kitchen.”  “Let’s create the best rental housing in XYZ neighbourhood!”  Oh, it’s beautiful in our minds!!!
2. Slowly we all start to move to the next phase; we start to realize that we don’t know what we don’t know. Huh, there was asbestos tile under that old plank flooring – bummer, remediation expense we didn’t expect.  Uh oh, that permit just took 6 months longer than expected – and we had already moved out.  We need to fix what plumbing before we proceed with that basement suite?!?
3. Almost everyone underestimates the number of decisions that need to be made in a renovation/build: colours, styles, cabinets, flooring, lighting fixtures, plumbing fixtures, tile, countertops, appliances, all those door handles ….  And just when we think we’ve conquered it all– something is either back-ordered or out of stock!  So many choices, and many need to be made in a timely manner.  Working with a designer can narrow our choices here, but not every budget allows for that level of expert assistance.
4. And then, at some point in the project, almost everyone starts to think, “this is taking forever. Sometimes it’s early, when a permit hits an unexpected snag.  Sometimes it’s due to a weather delay, or a key item that suddenly needs 8 weeks for delivery.  And lately, sometimes a project needs to wait for a specific tradesperson.  Oh yes, every contractor tries to find a substitute!  Have you ever tried to get a landscaper at the last minute in July?!?   Or roofers after a big hail storm?
5. Eventually, there’s a happy ending. Homeowners often LOVE their new kitchen/bathroom/basement.  New homeowners are ecstatic to move into their new home, and often ask, “do we really get to live here?”  And real estate investors are ready to rent!!

It’s quite a process from the dream to reality—but most goals are like that.  We all love to believe that “solid project management” should provide tight timelines and deadlines.  However, anyone who has been building and renovating since 2020 knows that our current environment continues to have many unpredictable events and delays.  Does it help to understand that this is normal?  Maybe, maybe not.

Keeping it positive?  Well, this is all normal in the renovating and building world.  The contractors and professional tradespeople all want to finish, as much as the homeowner wants their project complete!

Keeping it real?  Just like budgets need a contingency, timelines also need a contingency plan for 2023.

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CAN YOU JUST?

This is our number one question, by a longshot!  Can you just … figure out why the dryer isn’t working, even though we hired you to work on our kitchen?  (it was jammed with birds’ nests, yes multiple).  Can you just … move that light fixture again?  (yes, for the 5^th time, true story!)  Can you just … change the countertop—now that we see it installed in our kitchen we don’t love it?!  (actually yes and no, unfortunately countertops cannot be returned or exchanged, we would need to order and pay for an entirely new countertop).

But just because we can do a lot of things, doesn’t mean that we should.  Many years ago we were asked to install a marble floor, in an entryway, for a senior citizen, in a community with 6 months or more of snow.  It was clear to everyone, except the senior, that this would create an extreme falling hazard.  We did not say yes to that project.

The marble floor was an extreme example.  Typically the answer is yes, but there is a cost associated with the request.  Maybe it’s just one hour of labour (for bird nest removal).

It is our job to explain what the request involves, and then provide a cost for materials and labour.  It is each homeowner’s job to then decide if the “can you just” item is worth it to them.

Let’s talk real world examples.  A homeowner orders a tub, or a sink, or a toilet after viewing it in a showroom.  But when it is installed in their home – uh oh, that’s not quite what they wanted.  Can you just … get a new tub/sink/toilet?  Some items can be re-boxed and returned, for a simple re-stocking fee.  Most items are not returnable.  So each homeowner can decide if they want to sell the problem item on Kijiji (FB Marketplace or a garage sale), keep the problem item, and install it in another room (for example in a guest bathroom), or ask the contractor (us) to dispose of it for them.  Honestly, we don’t usually have time to sell items on behalf of clients.  Philanthropists can also donate household items to Habitat for Humanity, or other recycling places.

Can you just … change the paint colour?  Typically we do one to two coats of primer, then two coats of a customer’s choice.  When a homeowner says, “I’ve changed my mind, I don’t want pink anymore, I prefer blue,” it’s just about having a conversation.  We provided what was originally requested and quoted.  Yes, we can do 2 more coats of blue paint, but those materials and that labour goes beyond the original quote.  We get it, people change their mind.  Unfortunately no one on our crew can work for free during these inflationary times.

Can you just … add 500 square feet to this project?  Yes, but that’s a really big deal.  The drawings need to go back to the architect, then back to the structural engineer, then back to the development and building permit offices, ….  It can all be done, but we want to make sure that choice is worth it for the homeowner in terms of time and money.

If you ever hire us, and find those words coming out of your mouth, “can you just?” just know that you’re normal.  We hear it on almost every project.  And know that you have choices.  We can do a wide variety of projects, but we will be honest if we have concerns about your request, or if a request has extra costs (time or money costs).

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THE HOUSE OF YOUR DREAMS?!

Many people are changing their ideas about their home.  Some people are on the lookout for a new location—because now they can work from anywhere!  Some people are transitioning to multi-generations in the same home.  And some people are in love with finding a great location, then creating (aka building) the home of their dreams.

But what if there’s a wrinkle?  Like incredibly low supply of housing all over Canada these days!  What’s a home dreamer to do?

We’re seeing people create a legal suite, to allow adult “kids” or in-laws to move in downstairs.  Each generation can have their own space, but share expenses.  We’re seeing people buy in Cochrane, AB, but work in Ontario.  And we’re hearing some people who are finding dream properties (with or without a house), then designing and planning to build their “foreverhome.”

The bottom line?  When a homeowner finds the LOCATION of their dreams, but not the house, that’s where we come in.

We understand the process.  Some people don’t even have basic measures and drawings of their existing or new-to-you house.  No problem, we have contacts that can get us started.  Next we’ll need a basic overall vision; bring your own architect or architectural technologist, or begin with one of our recommended professionals.  A structural engineer may need to provide his/her official approval of the drawings, before they are sent for development and building permits.

And then, the part most people love: designing the pretty stuff!  There are a lot of choices to make here:  flooring, cabinets, tile, plumbing fixtures, lighting, paint colours, ….  And we haven’t even considered any new furniture yet!  Some people prefer to do all of this on their own, and some prefer using a designer.  One small word of caution here:  we do encourage our clients to design for both function and aesthetics.

We’re not a typical builder or renovator.  Literally every project we do is different and custom.  We don’t have cookie-cutter floorplans.  We literally talk to each homeowner to find out what they want and why.  And we actually buy materials from multiple providers all over the city, from high end to Home Depot (sorry Home Depot!).

Creating the Home of your dreams is not an easy process for most people.  Homeowners get deeply emotionally invested in their projects, and we recognize this can be stressful.  With respect, we work through any issues that arise and problem solve for alternatives when necessary.  Is it worth it?  Honestly, not for everyone.  It’s a big commitment of time, energy and finances.

So now you know it’s possible.  Is it the right choice for you?

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DECK SEASON – YIPPEE!

Picture this:  a cool beverage, a delicious BBQ, good friends on a warm sunny day … Oh ya baby, it’s deck season!  Just add a sweater and you’re out before the mosquitos even wake up!

We’ve done elevated decks, ground level decks, and tiered decks; check out our website deck page for pictures.  We’ve designed decks around a precious tree and around hot tubs.  And may we simply say, we’ve replaced A LOT of scary rotted decks, and/or supporting structures.

Some people come to us knowing exactly what they want.  But these days, it can be a bit overwhelming when sourcing your main deck materials.  The basic structure (below the pretty stuff) is often pressure treated wood.  And the basic rules are covered in your town or city’s bylaws – please check before you build!  Or your contractor will know/find out.  But after that, what’s a homeowner to choose?  Well, it generally comes down to 3 key areas:  appearance, cost and durability/maintenance.

1. Cedar.  In Canada, natural wood is still the number 1 choice for deck building materials, and cedar is usually the option available in this country.  There are other choices, they’ll simply be a bit more expensive with import costs.  Canadians tend to love cedar for its natural appearance, and until Covid, for its lower price point.  These days, price is less of a consideration.  There is a definite risk for infestation with cedar; wasps and ants both love this material!  But the biggest drawback by far is the need for upkeep.  That wood doesn’t simply re-stain or re-seal itself.  Without regular maintenance, a cedar deck has an increased risk for rot and infestation.
2. Composite.  This is quickly increasing in popularity.  Many people LOVE the low maintenance of a composite deck (no sanding and re-staining required!).  Composite used to be noticeably more expensive than cedar; however, with the recent lumber price increases, this is less of a consideration.  Composite is essentially made of a mixture of plastic and wood fibers – varying a bit by brand.  Common brands of Composite are Trex, TimberTech, Fiberon and Armadillo.  All of these companies produce a variety of colours.  In Canada, people often appreciate that Composite is less slippery when wet than cedar decking.  The most common drawbacks to Composite are the following:  a risk for mold, the boards can get hotter on sunny days (especially the darker colours), and sometimes as they age the boards can sag and bend a little.
3. Duradek.  This is a vinyl deck material, and this particular company has been around for decades.  It is a very specific surface product that requires specially trained tradespeople to install.  They will need to work directly with your regular deck crew (who is usually responsible to build the structure).  Duradek is low maintenance, and also comes in a variety of colours.  One of its best advantages is for rooftop and raised decks, when a homeowner really wants/needs a dry area below the deck.  The product is advertised as “waterproof.” We have worked with local Calgary and Cochrane installers on several projects.  Duradek is usually a higher price point than Cedar or Composite.
4. Pressure Treated. This deck style is less popular due to its appearance.  But a pressure treated deck is very functional and long lasting; and it comes at a great price.  For example, it’s a great option for cottages.
5. It is rare to see aluminum decking in Canada, and not our specialty area.

That’s a lot of deck information, and we haven’t even talked about railings!  If you are one of those people that likes to see a product, touch it and ask questions, we recommend the showrooms at

https://www.windsorplywood.com/location/calgary-west/

https://mountainviewbm.ca/

Both suppliers have excellent salespeople, and both will be able to provide up-to-date information about product that is available currently (or expected delay times).

Cheers to a sunny deck season!

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COMMUNICATING WITH TRADESPEOPLE

Remember that old game in elementary school:  broken telephone?  The teacher would whisper a word into the first person’s ear.  As the group sat in a circle, each person would then whisper it into the next person’s ear.  Finally, the word had passed full circle, and the last person had to say what they heard.  What may have started out as “school,” might become “mule,” or “table” might become “maybe.”  That silly game had far more relevance to real-world communication than any of us ever realized.

Sometimes, a renovation project is a great example of a real-world broken telephone game!  But it doesn’t have to be that way.  So, first things first:  no one can read your mind.  Whatever you think is “obvious,” your contractor has probably seen 5 different people want done in 5 different ways.

Ok, so with that in mind (pun intended), how can you best communicate with the trades who are working on your house or rental property?  Here’s our Top 6 tips.

1. Keep it short. They don’t need the whole big story, and probably don’t have time for that these days.
2. Write it down, somewhere that a tradesperson can refer to it tomorrow, or next week, or even next month. Text, email, white board.
3. The more organized you can be, the better. For example, one list of plumbing fixtures is better than 10 separate emails for each item.
4. Be specific: the main bath gets the 8” square tile on the floor, but the ensuite gets the 6” hexagon tile for that floor.  Reminders are ok.
5. Ask questions. Assume nothing.
6. Be clear about any timing issues. For example, “the ceiling needs to be completed before the flooring guy will come in.  Can you get it done in 2 weeks?”

One extra note.  If you hire a general contractor, let him/her do their job.  They should be in charge of the trades.  You, as the homeowner or investor, should be communicating directly with the contractor.  At the very least, make sure the contractor is cc’d on all communications with a specific supplier or tradesperson.  There is ideally a “chain of command” on a jobsite with a contractor.  He/she will probably be the only one who knows which trade is lined up in which order, and which product is currently delayed.  Just because a drywaller says “yes, no problem, the plumber can come tomorrow, I’ll be done,” doesn’t mean that the plumber can magically appear—or worse, that all the plumbing fixtures have arrived into this city.  Also, anything that involves the final invoice, especially change orders, needs to go through the contractor.  Typically, the subtrades do NOT have the authority to approve changes in prices or scope of work.  Unless, of course, you are acting as the project manager for your job site.

If you hired a contractor and a designer, then you will need to double check – A LOT!  The designer should be in charge of picking all the pretty stuff, maybe even sourcing it—unless you hire a designer who is also a project manager (those are rare).  A designer may provide some drawings, and might even work directly with a cabinet maker or other specialty.  Designers can add tremendous value to larger projects – but each person in the mix also adds another potential for miscommunication.  The contractor will be on site:  valiantly attempting to turn the vision into reality!  May I just say that pictures are a fabulous way to communicate the ideas in your head?!!  Colours help too.

Back to the worker bees on site.  Being polite, friendly and asking questions goes a long way these days.  All of the trades already know that you hate the dust, noise and strangers in your house or property.  Pretty much everyone does.  When we respect our trades for the job they were hired to do, it goes a long way!  And fyi, the cleaner isn’t coming until the end—although most people will prefer to do their own cleaning.   A tidy job site is ideal; a clean construction zone is unlikely.  If your busy schedule allows for coffees in winter, and cool beverages in summer—that’s just a bonus.  This little $5 gesture shows that you recognize that working in extreme heat or cold isn’t the most enjoyable thing.

If you’re still reading, then it’s time for an insider tip.  That expert from last year (roofer, tiler, electrician, framer, etc…) is always worth calling again.  But this is business.  Sometimes tradespeople fall off the wagon (aka resume a substance abuse problem).  Sometimes they get divorced, or lose someone close to them.  Sometimes they develop physical or mental health issues that were not apparent in 2020, or 2021.  As a business we are always friendly with our tradespeople, but if they are not or cannot perform to a certain standard, they might need to be removed from a jobsite.  Usually, a contractor will be aware of the drama long before the investor or homeowner; but if you are the project manager, you may need to release a tradesperson from time to time.  And if you see something concerning EVER, please let your general contractor know.  I think we have all worked with people who do a Jekyll and Hyde routine, depending on if the boss is around or not.  Safety and quality are a high priority on any job site; timely communications around these topics are usually much appreciated.

Miscommunication can be frustrating, but it can also be expensive.  Ensuring that your ideas are communicated clearly is everyone’s job, and it’s not always an easy one!  When in doubt, clarify, validate and triple check!

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REAL TIME VS TV TIME

Many of our clients LOVE HGTV.  They love the before and after pics, they love the designer finishes and they love the drama of finding a surprise mid-reno.  But the thing they LOVE the most?  In 30-60 minutes, it’s all done!  Demo to staging, permits to house sold, house chosen to move-in-day.  30-60 minutes.

And then, these clients knock on our door.  Hello?  Can you do exactly that in 3 weeks while I’m in Mexico on vacation?  Um, probably not.

So sorry to be the bearer of a harsh reality check!

Let’s start with permits.  We have pulled permits in Airdrie, Cochrane, Calgary, Rockyview, Mountain View and Foothills.  They’re all just a little bit different, and they all have slightly different timelines.  A development permit is required for additions (including attached garages), sometimes a home-based business, and sometimes for secondary suites.  This permit may need to go before a municipal council, or their planning/development committee.  Our best tip for a smooth process:  once you start, don’t make any significant changes; if you do, it can mean a trip right back to the back of the line.  Building permits can be granted very quickly sometimes:  we’ve seen less than 2 days in both Airdrie and Cochrane.  Talk about efficient!

Once you pass the permit hurdle, it’s time to start ordering materials.  Please allow us to be blunt:  the supply chain issue is real.  Despite everyone’s best intentions windows, siding, appliances and plumbing fixtures continue to have long delays.  Cabinets are getting better, especially if you order something that is made in Alberta.  Lumber is expensive, but continues to be available for most projects.  Metals can still have significant delays (deck railing, stair railing, a steel beam to create an open concept living area, …).  All we will say about appliances is to order what is currently in stock, whenever possible; and yes, have it delivered early, whenever possible.

Every effort is made to pre-schedule our trades.  However, even one delay can cause an unfortunate domino effect.  Trades people in Calgary are VERY busy these days; unfortunately, your project is actually competing with dozens of other projects.  Luckily we work with some amazing tradespeople, but they simply can’t always be in 3 places at once!  Also, despite what you see on HGTV, sometimes trades need to work sequentially; in other words, one guy needs to finish, before another trade can come in to do their thing.  An obvious example is that the drywall needs to be complete, before the painters can do their thing, before the case and base can be applied for finishing.

We truly understand that living with the dust and disruption of a renovation is not an enjoyable time.  And we are always aiming to provide the most time efficient scheduling possible.  WHEN delays happen, we will communicate them, and possible solutions, as quickly as possible.

Today, we wanted to adjust some unrealistic expectations regarding the REAL time that renovations require.  We don’t have a film crew, and endless advertising possibilities, that would make our trades and suppliers drop everything to run to our project.  We DO have years of experience and relationships with our trades & suppliers to allow us to schedule with as much efficiency as possible.

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WINDOWS AS A KEY DESIGN ELEMENT

Renovations are a combination of house “fashion” and function.  Just like that neon of the 1980’s is out of fashion, window styles come and go as well.  The windows in any room can complement, enhance or clash with today’s modern designs.  But beyond that, windows that are outdated, or have a broken seal, can dramatically impact the energy efficiency and structure of your home.

Let’s talk fashion first?!  While many of us think of rectangles and squares, windows can be created in many different shapes.  They can open like a door, or from the bottom (like an awning), they can be fixed or they can slide.  Their size and shape can fit any wall or space—or sometimes there are mandatory measurements.  An egress window is for any bedroom (or any room that is used for sleeping at night), and it often must meet specific requirements for the town or city’s building inspections.  Egress windows allow for escape in an emergency, but they can still be beautiful to look at and through.

Many windows these days have a vinyl (PVC) frame for efficiency; but some are using aluminum, and some are a combination of metal and vinyl.  There are also window options specifically designed for ICF houses (Insulated Concrete Forms).  Of course there are also colour choices for your frames.  Black is currently very trendy.  Another trend we’re seeing is “drywall returns:” this is a window style with very clean lines because it doesn’t require any casing.  Choosing windows that complement your style can be quite a challenge!

When it comes to function, upgrading those windows is almost always a great choice.  Old warped frames can create gaps:  let me just say that water loves gaps!  Oh, and so do ants.  Once the water and ants get in, the concern is for damage to your house framing and foundation.

But enough doom and gloom.  Since up to 25% of a home’s heat is lost through our windows, improving their efficiency can result in dramatic energy bill savings as well as overall comfort.  These days, trimming our utility bill costs is almost mandatory!  Double and triple pane glass simply improves your windows’ ability to help the house stay warmer in winter, and cooler in summer.  Many manufacturers will also add a special coating to the exterior glass that further prevents the sun’s UV light from fading your furniture, carpets or drapes.

What else?  The installation team can make a huge difference.  Generally, we would not recommend windows as a DIY project.  And when comparing prices, you’ll want to compare the warranties for both material and labour.  And does the warranty stay with the house?  Or is it only for the homeowner who purchased the new windows?  Are the windows actually made in Calgary?  That could mean fewer transportation delays … but not always.  It’s important to order your windows early and get a realistic estimated arrival date.  Otherwise the entire renovation might stall while awaiting those precious windows.

For our practical renovators:  windows decrease the home’s carbon footprint and are always a perk to homebuyers when selling that house in the future.  For our aesthetic renovators:  windows can be styled just like countertops, plumbing fixtures and flooring.  If you’re working with a designer, they can walk you through the ideal options for your reno-vision.  If not, it is worth a little extra time on this key design element.

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