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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“I’ve never heard of Renomark.  It can’t be that important?

We hear this exact sentence all the time.  But then, we also hear a lot of stories of people who have had problems with their renovator and/or contractor.

Doctors, lawyers, accountants and other professionals all have regulations, rules, and licensing.  There used to be no such national or provincial regulation for renovators.  None!  Not kidding.  Which means there was, and still is, a huge underground economy of tradespeople.  And there is room for some unscrupulous individuals to take advantage of people.  There are ways to prevent fraud when planning your reno.

Back in 2001, some very professional contractors became frustrated when they were lumped in with the scammers.  They worked with home builder organizations to develop a nationally recognized certification for renovators.

Are you still wondering, “so what?”  Well, beyond the Better Business Bureau, how else can a consumer verify the legitimacy and ethics of a renovator or contractor?

The national Renomark certificate varies slightly by province, but at its essence is a Code of Conduct/Ethics that the renovator lives by.  Typically, the only contractors who apply are those with professional intentions and behaviours.  Examples of best business practices for these Renomark contractors include:

• Detailed written contract
• Minimum 2 year warranty
• Worker’s Compensation for all tradespeople on site (which is often a home)
• A commitment to carry licenses in each jurisdiction where they work, and to pull permits for work that is planned and completed
• Minimum $2 Million liability insurance

So, when a homeowner plans a reno, and hires a Renomark Contractor, he/she knows that all of these other items are already taken care of.   They also know that other renovators and home builders are paying some attention to this contractor — because none of them want to tarnish their reputation if one renovator does a lousy job.

In Alberta, the only way to get a Renomark Certificate is to also have a Prepaid Contractor’s License.  Service Alberta oversees these licenses, reviewing them on an annual basis.  This also means, that a renovator’s contract must be approved by the lawyers at Service Alberta; they have a 14 point checklist specific to this license.  All other aspects of contract law also apply.  Service Alberta’s mandate is consumer protection.  Any homeowner can verify the prepaid contractor’s license at any time by contacting Service Alberta.

Why should anyone care?  Well, if you’re doing a large project, it will cost 10’s if not 100’s of thousands of dollars.  Don’t you want to do everything in your power to decrease the risks?

Most of us love our houses, and get very excited about the potential of making it even better.  Before spending all that money, it really is worth spending a little time to verify things like a Prepaid Contractor’s License in Alberta, and/or Renomark certification.  Then, with peace of mind, create that glamourous vision of your updated home!

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CONTINGENCY FUND

Insider secret tip:  your contractor does not have x-ray vision or mind-reading capabilities.  Although, if you meet one who does possess these skills, we’d love to hire him/her!!

Why do we recommend a contingency fund for each renovation or build?  Two main reasons.  Mostly, it’s because a contractor never knows what is behind a wall (or in a wall), until demo begins.  Can we simply look at 1980’s drywall and know for sure if it has asbestos or not?  No sir.  Did we know that ant colony had eaten away the structure below your window?  No Ma’am.  Did we realize that the non-load-bearing wall was full of HVAC that would need to be relocated in order to have an open concept?  Alas, not until at least part of the drywall was removed.

So we’ll just be blunt.  We can only quote on what we can see and reasonably anticipate is going to be involved in the project.  Sometimes a permit office will ask for a test or document that is rarely used; for example, an engineer’s report on a 100 year flood event (2013 in Calgary).  Sometimes finishing a basement may uncover the fact that the wiring of the entire house will need to be updated due to a fire hazard.  Literally, sometimes fixing one thing, causes a problem somewhere else.

We provide a quote for each project with everything we think will be involved.  Then we suggest a contingency fund.  A general rule of thumb these days is to have 10% to 20% of the quoted price available somewhere, just in case.  The money can be held in a stock or a fund, but it may need to be accessed in a week or less if a problem is revealed during the renovation.  The money might just be a line of credit that a homeowner keeps for unexpected “rainy days.”

The truth?  Almost every renovation has a surprise.  Something happens, a product needs to be changed, a tradesperson quits and needs replacing, ….  We always try to keep to the budget, but that isn’t always possible.

And now, the other main reason that we suggest a contingency fund.  Occasionally, a homeowner starts off with a very reasonable plan and budget.  But then (drum roll please), they like the quartz countertop better than the granite.  Or, since the house is a mess anyways, let’s redo the bathroom at the same time that you’re working on the kitchen.  Or, let’s get new flooring for the bedrooms in addition to the living room and kitchen.  It is worth mentioning that stair railings escalate from a reasonable price to outrageous $$$ very quickly.

It’s your house, and your choice.  We can still provide quotes for changes when the job is in progress.  But no, we cannot exchange a $2 tile, for a $10 tile, and expect the same pricing for the job.

What we can do is make every attempt to communicate the risks, costs, extra costs and extra time required for any changes in the scope of your plan.  The larger the project, the more important it is to keep track of any changes.  Why?  Because $500 here, and $1000 there can add up very quickly.

A contingency fund should always be used for safety (asbestos) and structure first.  Then, if there is still access to extra funds, a homeowner can upgrade or add to their project.  In contrast, some projects can be broken down into phases:  kitchen in year 1, bathrooms in year 2, flooring in year 3.  Everyone has a budget.  We don’t ask about client’s finances; but we do provide written quotes and contracts in our attempt to be as clear as possible about the anticipated costs on each project.  And then we work together with each client to figure out solutions for each “surprise” or requested upgrade.

Bottom line:  don’t “spend” your entire reno budget on the quote.  And if you don’t need it?  Well, your next grand vacation is already paid for!

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DO I NEED A GENERAL CONTRACTOR?

Renovating a home can seem like a daunting task when you’re getting started.  So many decisions!  Then there’s drawings and permits, materials and subcontractors.  And we haven’t even looked at the costs yet!

When people ask us this question, it basically comes down to four elements:  time, energy, safety and confidence.

If a homeowner chooses to go the route of a general contractor, they will probably interview at least 3 renovation companies, and receive quotes.  On the other hand, when people coordinate their own renovation, they’ll want to obtain quotes from 3 painters, 3 drywallers, 3 electricians, and 3 plumbers/HVAC specialists.  The time it takes to collect all of these estimates can be quite manageable (for example, on a single bathroom reno), or it can be cumbersome (for example, when doing an entire main floor.  It basically comes down to whether or not a homeowner is willing to use their own time, and then save the contractor fee.  If you’re simply changing out the flooring – you can 100% do this yourself!  However, the bigger the project, the trickier the decision, and the more time will be required to source and choose each of the subtrades.

Some people will prefer to save dollars, and spend mental and emotional energy.  No problem, so long as you recognize that expense at the start.  Again, for a simple flooring change, or a fence, or a deck – many people will choose to manage the project themselves.  Perfect!  Drywall repairs?  No big deal, just find a good handyman.  Again, the bigger the project, the more details will be involved.  Permit applications can be complicated.  And inspectors tend to look more carefully at a project managed by a homeowner, than a reno managed by a contractor that they’ve been working with for a decade.  On the other hand, if you have years as a project manager, then you have a transferable skill that can be used to coordinate all the moving parts for your renovation.

Safety in your home matters more than anywhere else.  Here’s a pro tip.  If you’re managing your own project, talk to Alberta’s Worker’s Compensation Board (WCB).  You can get daily clearances for your trades to make sure they’re still covered.  Why does this matter?  If a worker is injured in your home, but not covered by WCB, you as the homeowner will be liable through your insurance.  And we all know how much fun it is do deal with insurance companies!  Some companies will deny claims if you neglected to tell them that your home was undergoing a renovation.  On the other hand, if a worker is injured when a General Contractor is in charge of the project, that GC’s company is responsible to be ensuring workplace safety (even though it’s your home) and to make sure all their sub-trades are covered by WCB.

And finally, are you confident in your knowledge? Skills?  Ability to terminate a sub-trade if necessary?  Ability to follow up to make sure inspections are complete?  And potentially more challenging:  Is your life-partner confident that you can both choose materials and trades and manage the project.  The goal isn’t to renovate a beautiful house but destroy a beautiful relationship!  Truthfully, renovations are stressful with or without a contractor; however, it can help to have a mediator when decisions become difficult.

Is there a general rule of thumb?  The bigger the project, the more likely it is that a general contractor may be preferrable.  New builds, additions and full house renovations are our primary projects these days.  We refer repairs or minor upgrades to a handyman service of your choosing.  It’s the middle ground where homeowners have some choices to make.  And we always encourage people to consider how each renovation fits with their lifestyle.  As a busy working professional, what is the best use of your time and energy?  Will you manage the safety of your home = workplace during a reno?  And are all the decision makers confident in the choice to self-manage, or to hire a general contractor?

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