It's possible that I'm just not following your wording, but if I am, your statement is not true in my experience. Most owners have a difficult enough time deciding how many pot lights to install, never mind actually being involved with choosing sub-trades.

Several of the builders I've worked with don't actually have other companies in my trade bid on projects, they exclusively work with us, I know people working in other trades with the same experience. Builders know we do outstanding quality work for a fair price and always get work done on time, once you get clients involved with choosing trades they'll want to bring in referrals from friends whose quality of work is unproven.

On spec homes it comes down to who the builder, just like everything else in construction. I've worked with home builders who build spec homes on the side using the same trades they use for custom projects with clients, outstanding quality finishings on the surface and the same level of workmanship behind the drywall. On the other hand, I've fixed a spec home for a home owner a year after purchase, only the areas of that persons attic within sight had been insulated, everything else was completely bare.

Hey sorry, that was a bad post typed up compounded with typos. What I meant in that was not that the owners will choose the sub-trade but whether what kind of subtrades will work on the job site is largely dependent on the type of owner. If the owner intially chooses a builder that gives him the lowest bid for the job per sq ft wise, naturally the subtrades that's gonna be on the site will be those with some of the lowest bid and for subtrades, we all know that cheap = poor workmanship most of the time. I know most builders will always go back to subtrades they know but if it's a spec home builder, their concern is mostly finishing where the eyes can see and cheap out on things that people don't see/notice

I wouldn't complain as that isn't the type of clients you want to deal with anyways. Just curious what you'd charge for a standard 33 lot in vancouver with a laneway house cost/base. For a fully finished house I was quoted in the 600k range.

It all comes down to what you expect to have on the inside. Can range anywhere from 600-750k with the laneway house. I am building a house on the west end on a 33 lot, so if you want to come take a look and get an idea of pricing just PM me.

Our company's been around for last 10 years if anyone needs advice or pricing on housing feel free to PM me.

This is a high quality thread that I just stumbled upon, thanks to all who have provided very valuable input.

I have a question,

Say you have empty land, when building a house, how much more is it to build a 2 storey with basement (3- levels in total) vs just a regular 2 storey.

Say if one house had 2 storeys above grade, vs that same house with a basement that is below grade.

Because the foundation costs are there, would the costs be marginal?

^ very few people build 2 storeys now. Only if the foundation is not deep enough.

The foundation costs would actually be more because you would have to dig deeper "the height of the basement floor", more lumber and joists because of the additional floor, and also your foundation form would be different. I say if you go for a basement if you have the money or can afford it, because you won't regret it;however, I wouldn't say it's marginal. With the cost of finishing and everything, I would say factor in at least another 80,000-100,000 at least depending on the size of your basement and whether you'll need special foundation footing in the area you're planning to build.

thats complete bullshit because all that depends on the area and soil condition. Where I am building right now, we dig 2-3 feet deep and its hard clay which is good enough for a foundation. Not having a basement will also mean that you would save on the cost of concrete and depending on the city service you might have to pump your sanitary and sewage out with a basement.

Also consider the cost of damp proofing, draintile and so on...