Building a new house - tips

[highfive]

Hi everyone,

my family is planning to knock down our old house in vancouver. I just want to see if anyone here had the experience of doing the same thing?

Where did you guys get your drawings? Is it one of those cookie cutters type houses?

Any contractors you would recommend?

Thanks

[urban.boi]

Originally Posted by highfive

Hi everyone,

my family is planning to knock down our old house in vancouver. I just want to see if anyone here had the experience of doing the same thing?

Where did you guys get your drawings? Is it one of those cookie cutters type houses?

Any contractors you would recommend?

Thanks

I would recommend to use MetroVan Custom Homes
Metro Van Custom Homes | Just another WordPress site

They been really good and building some good quality custom homes.

[punkwax]

If I were building a home, I would definitely discuss with Larry Clay. No cut corners, solid builder and overall person.

Clay Construction Inc. : Custom Homes with Integrity

[Soundy]

I had a friend that had a custom home built years ago - massive kitchen, gorgeous living room, theater room, 9 bedrooms... not a single bathroom.

I told him that was really weird.

Spoiler!

He said, "No, it's uncanny."

[noclue]

Im curious about this as well but how does the pricing scheme go?

$100/sqft for average quality?
$200/sqft for high quality?

Also I heard theres some tax loophole you can use if you leave the original foundation or structure or something. Claim it as renovation.

[MindBomber]

Originally Posted by urban.boi

I would recommend to use MetroVan Custom Homes
Metro Van Custom Homes | Just another WordPress site

They been really good and building some good quality custom homes.

This looks like a developer that dabbles in customs.

I, personally, would not give this builder a second thought.

Originally Posted by noclue

Im curious about this as well but how does the pricing scheme go?

$100/sqft for average quality?
$200/sqft for high quality?

Also I heard theres some tax loophole you can use if you leave the original foundation or structure or something. Claim it as renovation.

Depends on the region.

The same work in West Van costs more than in North Van, which costs more than in Vancouver, which costs more than in White Rock. In a typical neighborhood, $160-175/sqft for good quality and $250-275/sqft for high quality, but not luxury.

The tax loophole does exist. The taxes are based on the percentage of the original home left in the 'new' structure. Usually it's the foundation and a couple walls that ultimately remain.

[highfive]

Thanks everyone. Going to look more into it.

[Gumby]

I asked the same question in 2012, so there's some information in this thread:

http://www.revscene.net/forums/66623...new-house.html

Construction on my house started in April 2013 and finished in November, and I moved in in December.

Rough estimate on costs = $550k for 2800 sq feet ($200/sq ft). I'd call my house a custom home, but I would not categorize it as a luxury home.

My general contractor was my mother-in-law's brother, who has been doing this for 20+ years. Unfortunately, I cannot recommend him because he's looking to retire soon (despite having multiple projects lined up already).

The important thing is to find a GC who has experience, and is someone you can trust. They will usually have contacts that can do the drawings.

Another tip is to go to open houses on lots that are the same size as your lot. That will give you an idea of what's possible.

[Selanne_200]

Hey Gumpy, for 200/sq ft, I'm curious to know what you ended up getting in terms of finishing. What kind of cabinets/flooring/appliances?

[Jas29]

From my experience renovating our house I will tell you to not hire

Bittu Dhillion Contracting
and
Herbies painting

[GLOW]

flip the 'b' and you get Herpies Painting - terrible name

[mr.rakkar]

Originally Posted by highfive

Hi everyone,

my family is planning to knock down our old house in vancouver. I just want to see if anyone here had the experience of doing the same thing?

Where did you guys get your drawings? Is it one of those cookie cutters type houses?

Any contractors you would recommend?

Thanks

Home - Astec Development - Vancouver Custom Homes

Check him out. Got our house built by him and he was very accommodating and did everything we asked of him.

[ws6ta]

Send me a PM if you haven't found anyone. I'm doing a 6 million dollar house in white rock right now.

[Matlock]

Your trades people will appreciate you if you treat them to coffee and donuts or something.

[MindBomber]

Originally Posted by Matlock

Your trades people will appreciate you if you treat them to coffee and donuts or something.

Yes! I was working on a reno the other day, and the homeowner baked me cookies, which was more than enough encouragement to go the extra mile with everything I was involved in at the site.

[Lomac]

If I may add something to this, don't get carried away with just looking at who can design the fanciest house or who offers the best deals on the lipstick and mascara. I know this has little to do with the design of a house, but make sure you pay even closer attention to what goes on behind the drywall than what's in front of it. The last thing you want to do is spend hundreds of thousands of dollars on a house that has poorly laid out plumbing, insulation that barely meets minimum code, etc., etc.

[StutteR_]

Pm, I can put you in touch with some really good builders.

[Gumby]

Originally Posted by Selanne_200

Hey Gumpy, for 200/sq ft, I'm curious to know what you ended up getting in terms of finishing. What kind of cabinets/flooring/appliances?

We have solid oak cabinets for the main floor (kitchen & powder room) + upstairs (2 bathrooms) cabinets. In the basement (1 kitchen & 2 bathrooms), we got some basic particle board stuff.

Laminate flooring throughout.

Stainless steel appliances in the main kitchen (average brands, such as LG/Panasonic/Samsung), and white Maytag appliances for the rental suite.

Due to our family relationship, I paid all of my contractor's invoices directly, he called in a lot of favours, and I even sourced some of the materials myself. These were all factors that helped to keep my costs down. If we had to do it again, there's no way I'd be able to hit the $200/sq ft mark.

Originally Posted by Matlock

Your trades people will appreciate you if you treat them to coffee and donuts or something.

Haha my GC called me one day and said "hey are you at work? If not, go buy some coffee & donuts and bring them to the job site now!"

Originally Posted by Lomac

If I may add something to this, don't get carried away with just looking at who can design the fanciest house or who offers the best deals on the lipstick and mascara. I know this has little to do with the design of a house, but make sure you pay even closer attention to what goes on behind the drywall than what's in front of it. The last thing you want to do is spend hundreds of thousands of dollars on a house that has poorly laid out plumbing, insulation that barely meets minimum code, etc., etc.

Agreed 100% with Lomac. My wife has a large family, so her uncle knows that his reputation is on the line. He can't afford to build a lemon. You could argue that not a single expense was spared behind the drywall (because he didn't give us a choice, LOL), whereas we had to make some compromises during the finishing stages (e.g. laminate vs hardwood, regular shower vs steam shower, etc.). He would be there after hours to check to make sure things were being done right.

Two examples that come to mind include the use of commercial pipes (cast iron) for plumbing to help minimize the sound of toilet flushes, and water-resistant drywall in the shower/tub areas.

The problem with buying a ready-built house is that you have no idea what materials were used behind the walls...

[Gumby]

Originally Posted by ws6ta

Send me a PM if you haven't found anyone. I'm doing a 6 million dollar house in white rock right now.

That might scare off the average RS member...

But seriously, if a builder has several multi-million dollar projects lined up, they probably wouldn't want to waste their time on a "Vancouver special"...

[v_tec]

Originally Posted by Gumby

Due to our family relationship, I paid all of my contractor's invoices directly, he called in a lot of favours, and I even sourced some of the materials myself. These were all factors that helped to keep my costs down. If we had to do it again, there's no way I'd be able to hit the $200/sq ft mark.

No where near the market or budget to buy/built a house yet.

But I'm curious, for these kind of projects - (and those without the family relationships), how is the project paid?

Do you sign over a $xxxk cheque to the contractor?
Or are you able to pay most of the bills sometimes?
I heard some, are able to pay the contractors through (ie. Home Depot) gift cards?

[Alby]

if im not mistaken, you pay the contractor at certain stages of the project. i believe the last payment is when the residency permit is issued.

[MindBomber]

Originally Posted by v_tec

No where near the market or budget to buy/built a house yet.

But I'm curious, for these kind of projects - (and those without the family relationships), how is the project paid?

Do you sign over a $xxxk cheque to the contractor?
Or are you able to pay most of the bills sometimes?
I heard some, are able to pay the contractors through (ie. Home Depot) gift cards?

The owner submits payments to the contractor at pre-arranged stages of completion. The contractor will pay the subcontractors and all other bills unless an alternative arrangement is specified, and a good reason to have one would be necessary. The contractor will accept money, and will not accept gift cards. To pay a contractor with HD gift cards would be equivalent to paying at a restaurant with Save-On gift cards.

[meme405]

All I can say is, if you don't know what you are doing, hire someone that does, AKA if you havnt built or renovated a home before hire someone who has to represent you and your best interests.

The number of people who attempt this and are left in a shit load of debt and a crappy end product are numerous to say the least.

Unfortunately some of the contractors and individuals out there are not always the most trustworthy people.

DO YOUR HOMEWORK IF YOU PLAN TO GO THROUGH WITH THIS.

And no this thread on RS does not even count as beginning to do your homework. In fact it almost demonstrates to me more than anything that you should probably not be tackling this in the first place, but I digress.

Originally Posted by v_tec

I heard some, are able to pay the contractors through (ie. Home Depot) gift cards?

LOLWUT?

[Selanne_200]

Originally Posted by MindBomber

The owner submits payments to the contractor at pre-arranged stages of completion. The contractor will pay the subcontractors and all other bills unless an alternative arrangement is specified, and a good reason to have one would be necessary. The contractor will accept money, and will not accept gift cards. To pay a contractor with HD gift cards would be equivalent to paying at a restaurant with Save-On gift cards.

BE careful tho, if your GC doesn't pay the sub-trades, you're still on the hook as the owner

[Purely]

v_tec
I heard some, are able to pay the contractors through (ie. Home Depot) gift cards?