After a long, cold winter things are getting busy again.
Many renovation companies will now be getting telephone calls and email queries, requesting that projects get underway.
One of the most common issues that we're asked to consider is assisting owners to stay within budget. My answer to this concern is to ensure that a proper design is created from the outset, proper quotations are assembled and compared, and the proper steps are taken before the project even begins.
The following is our suggested steps for planning a renovation such as an addition or basement renovation. This process will generally work on a large or small scale, though it will obviously require adapting depending upon the nature of your project.
DESIGN
Renovation companies often work in one of two ways; either the company has in in-house designer, or the company prefers to work with a private designer with his or her own firm. When we speak of "designer", we are here speaking about professionals with a BCIN number. This is a "Building Code Identification Number". The government of Ontario requires that for any person who is designing within a certain class or type of activity, he or she must be certified to do so.
This type of certification is required for all residential design drawings that represent an intended renovation project. The only other person who can submit drawings for approval by the City Building Department is the homeowner themselves. However, few home owner's have the ability to design beyond simple design tasks.
MelBarr Design Build Inc. does not have an in-house designer. We do in-house interior design with respect to materials, finishes, surface selections, colours and textures, but we do not have a staff employee with a BCIN. It is our belief that by suggesting the services of other trust professionals to our customers, you will be able to generate a design that is independent of the interests of the contractor. In other words, if you work with a designer who is not the builder/renovator, you can design exactly what you want and you OWN the design. You can then "shop" your design to other renovation firms for pricing. Firms with in-house designers will be happy to provide pricing from another independent design. However, firms with in-house design will not generally approve you of you "shopping" out their design unless you've paid separately for that work.
The design phase should not be hastened. This is the stage where you can select materials, specific window and door treatments, satisfy any energy requirements, and in general create the blueprint for what you want built.
COLLECTING PROPOSALS
Once you have a design, you can either request that your designer send it to your selected renovators for pricing, or you can contact them directly to arrange for submissions.
Generally speaking the renovation company will provide a price based on the scope of the work as contained within the drawings. Budget allowances will often be given for such materials as flooring, tile, fixtures, trim (if not specified on the design), roofing (if roof type not specified on the design) as well as any cabinetry if suggested within the design.
If cabinetry is contained within the BCIN design, then you will also be consulting with a cabinet designer who will provide a separate design for your cabinet (bathroom or kitchen renovation) with pricing.
As you can imagine, many variables are created at the proposal stage. Different renovators will allow different allowance for different products, and this is where you need to really compare the proposal. For example, is one renovator allowing pricing for a vinyl floor within a kitchen and the other allowing for tile? This can really change the pricing, and the final project result. Cabinetry is another area where large difference in quality can create large differences in price.
The best way to avoid these discrepancies, is in addition to any specifics "called off" or stated within your BCIN design, tell your competing renovation firms what materials you'd like priced and where you'd like to see them. If you want tile within your kitchen, state that.
Some important questions to ask potential renovators:
- does the proposal include any interior design assistance?
- does the proposal include the cost of permits, or the time to procure the permits?
- does the proposal take into account any extra permits or applications such as electrical work, zoning or variance applications, heritage requirements, and any other special considerations that may cost extra time and money.
Though it's been said elsewhere, make sure you select a renovator with whom you're comfortable working. Depending on the size of the project, the company will be a large part of your life, effecting a large asset for the rest of your ownership of your home. You need to feel comfortable with your renovator, and trust that he or she will stand by the work in the future.
THE CONTRACT
The contract is the document that will include both the scope of the work to be included within the project, but will also include the duties of the contractor, the duties of the homeowner, the parties responsible for managing the funds and sub trades, time expectations, delay consequence, dispute resolution and payment schedules.
Homeowners will usually be offered a contract for consideration by the renovation firm. You should feel free to make suggestions or changes where you see fit. The contract is a document that is intended to express the joint interests and intentions of each party, and if your interests aren't accurately represented, then you may regret signing that document.
The contract is the place where you and your renovator should agree how you will deal with "change orders" or work that is necessary but was not included in the original proposal.
The requirements for these type of changes vary depending upon the job. Older homes with surprises behind the walls are usually more likely to have changes associated with any contract for renovation. Having said this, if you know you're going to do a renovation, it can be worthwhile to take down some drywall or plaster in locations where surprises will lurk. This is particularly the case where plumbing, HVAC, and electrical utilities are likely placed. Knowing what is there before a contract is signed helps eliminate the need to address surprises down the road.
PROJECT PERFORMANCE
Once your renovation company has undertaken the renovation, let the company do their work. You should expect updates as agreed upon within the contract (some contracts stipulate written updates, some telephone, etc.). The best way to avoid costly surprises at this stage is to avoid changes driven by second guesses.
By taking the time at the beginning of a project to create a proper design, you can now rest easy knowing that your hard work will pay off as the project unfolds. Of course people change their minds on occasion when they see the result of an imagined idea. These types of changes are usually minor. The more expensive changes are placements of large structural elements like fireplaces, reframing windows once framed, changing window sizes or colours after they're ordered or installed, moving wall placements that deviate from the drawings as approved by the municipality.
Don't hesitate to speak with your renovation firm's site supervisor if you have second guessed your selections. Just try to avoid it in an effort to stay on time and budget.
CONCLUSION
There are of course MANY steps during a renovation whether large or small. The steps here are our suggestion for getting a budget in place based on a design as the foundation of your project. Once the design is complete, you will select a contractor to price that design, and by asking questions about specifics you can reign in your cost expectations and tie your renovator to those expectations. Once the design is in the building phase, keep the the lines of communication open, and enjoy watching your ideas come to life within budget.