Budgeting5 min read
Why every reno budget needs a 15% contingency
Opening walls is where surprises live. A contingency keeps a discovery from turning into a stalled project.
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In older homes we routinely find knob-and-tube wiring, undersized joists, galvanized supply lines or old water damage behind finished walls. None of it shows up on a walkthrough, and all of it has to be dealt with before new finishes go on.
How to set it
- 10% for newer homes (built after 1990) with no layout changes.
- 15% for most kitchens and bathrooms in older homes.
- 20% for basements, additions or anything moving plumbing or bearing walls.
Keep the contingency separate from your finish allowances. If you don't use it, it pays for upgrades at the end.
Permits4 min read
Do you need a building permit? A quick checklist
Cosmetic work usually doesn't. Anything structural, plumbing or new living space usually does.
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Usually needs a permit
- Removing or altering a bearing wall
- Adding or moving plumbing fixtures and drains
- Finishing a basement, adding a bedroom or a secondary suite
- Decks more than 24" (600 mm) above grade, and additions of any size
- New or enlarged window and door openings
Usually doesn't
- Painting, flooring, trim and cabinet replacement in the same layout
- Replacing fixtures in the same location
- Replacing shingles (but not the roof structure)
Electrical work is permitted and inspected separately from the building permit. Rules vary by municipality, so always confirm with your local building department before you start.
Basements6 min read
Finishing a basement? Deal with moisture first
Most basement finishes that fail do so because of water, not workmanship. Here's what we check before framing.
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- Outside first: grade should slope away from the foundation, and downspouts should discharge at least 6 ft from the wall.
- Tape test: tape a 2 ft square of plastic sheeting to the slab for 48 hours. Condensation underneath means moisture coming through.
- Insulate the wall properly: rigid foam against the concrete, then the stud wall. Avoid poly directly on concrete, which traps moisture.
- Raise the floor: a dimpled subfloor membrane gives an air gap and a warmer floor.
If you've had water in the last few years, budget for exterior waterproofing or an interior drainage system before finishes.
Hiring4 min read
Seven questions to ask any contractor before you sign
The cheapest quote often leaves things out. These questions show you what you're actually comparing.
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- Can I see your liability insurance certificate and WSIB clearance?
- Who pulls the permits, and is that in the price?
- What exactly is included in the finish allowances?
- Who will be on site every day, and who is my contact?
- How are change orders priced and approved?
- What's the payment schedule? (Avoid large deposits before work starts.)
- What warranty do you give on workmanship, and is it in writing?
Kitchens5 min read
Kitchen layout numbers that make a room work
A good-looking kitchen can still be awkward to cook in. These clearances are what we design to.
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- 42" walkway between counters for one cook, 48" for two.
- 36" standard counter height; 42" for a raised bar.
- 15" of knee space and 24" of width per stool at an island.
- 18" between counter and upper cabinets.
- At least 24" of landing space beside the sink and 15" beside the fridge.