Tag Archives: toronto renovations

EcoEnergy Retrofit Rebate Program Returning?

Posted on June 16, 2011 | Leave a comment

The proposed federal budget before the recent election on May 2nd included a $400 million grant to reinstate the ecoEnergy Retrofit program for another year. The program, which expired on March 31st of this year, gave homeowners who renovated to make their homes more energy-efficient up to $5,000 in rebates.

Homeowners had to undergo a Home Energy Audit, where an auditor would come to the home and determine what energy-efficient renovations could be done. Homeowners would then make the renovations and undergo a second Home Energy Audit to qualify for the rebates. Provincial governments also had similar programs, and those who live in Ontario could have gotten up to a combined $10,000: $5,000 from the federal program and $5,000 from the Ontario Home Energy Savings Program.

The budget has already made it through the House of Commons, so it just might pass without a hitch.

Homeowners can also boost their home’s value in order to sell it at a higher price with these programs.

The Hamilton Spectator published an interesting article this week on the energy retrofit programs and the benefits and drawbacks the programs have to the renovation industry. For example, the program provides a lot of work for contractors and renovators, but the unreliable income for a Home Energy Auditor position (especially since the federal program was axed ahead of schedule last year) has sent some auditors to other jobs with more stable income.

This site is owned & operated by: Royal LePage Real Estate Services Ltd Johnston & Daniel Division,477 Mount Pleasant Road, Toronto, Ontario, M4S 2L9, 416.489.2121. The content is provided by a number of sources as referenced in the contribution list.

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Posted in Green Energy, Renovating to Sell, renovations

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Ontario Home Energy Savings Program Drawing to a Close

Posted on February 23, 2011 | 1 Comment

The Ontario Home Energy Savings Program (OHESP) was introduced in 2009 as a way to push Ontarians into renovating their homes for energy efficiency while creating more jobs during the recession. Homeowners can qualify for up to $5,000 in government rebates when they make their home more energy efficient. Examples of eligible renovations include insulating your attic, installing energy-efficient windows and purchasing EnergyStar appliances.

The Ontario Home Energy Savings Program is not to be confused with the Federal Government’s ecoENERGY Retrofit Rebate, which was cancelled a year early because it was too popular – the money ran out quicker than expected.

To qualify for the Ontario Home Energy Savings Program, homeowners must undergo an energy audit, which the Ontario government will pay for half of, up to $150. Homeowners then complete the recommended renovations and upgrades or as many as they can, and then get a second energy audit to qualify for the rebates.
Homeowners have until March 31st, 2011 to undergo their second energy audit.

If you’re looking for a great way to boost your home’s value before selling, think about increasing your home’s energy efficiency. Many home buyers are not only looking for a green home, but a home that costs less to own in the long run – meaning lower energy bills.

For more information on the Ontario Home Energy Savings Program, visit the Ontario Ministry of Energy website here.

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Renovating To Sell Your Home In Toronto: Top Renovations

Posted on January 4, 2011 | 1 Comment

The average cost recovered from 35 different home improvement projects were compared by Remodeling Magazine for its 2010-2011 Cost Vs. Value Report, which was released last month.

The 8-year Cost Vs. Value trends for renovations and remodels.

If you’re planning on selling your home this year and are looking to do a bit of remodeling or renovating to boost its value, the Cost Vs. Value Report suggests that curb appeal should be your main focus. And luckily, the exterior renovation that offers over 80% of the initial cost recouped is the cheapest to complete.

According to the report, the only renovation of the 35 that increased in cost recouped (instead of decreased, as all of the other 34 did) was replacing a garage door. The average cost of this remodel is $1,291, and homeowners can expect to get 83.9% of that back. Another curb appeal-boosting renovation is replacing your entry door with a steel entry door. This remodel, while it decreased in cost-recouped year-over-year, will only cost $1,218 and homeowners will still see more than all of that back, just over 102%.

What exactly needs to be done during your renovation to sell your Toronto home, according to the study:

Garage door replacement

Remove and dispose of existing 16×7-foot garage door and tracks. Install new 4-section garage door on new galvanized steel tracks; reuse existing motorized opener. New door is uninsulated, single-layer, embossed steel with two coats of baked-on paint, galvanized steel hinges, and nylon rollers. 10-year limited warranty.

Entry door replacement

Remove existing 3-0/6-8 entry door and jambs and replace with new 20-gauge steel unit, including clear dual-pane half-glass panel, jambs, and aluminum threshold with composite stop. Door is factory finished with same color both sides. Exterior brick-mold and 2.5-inch interior colonial or ranch casings in poplar or equal pre-finished to match door color. Replace existing lockset with new bored-lock in brass or antique-brass finish.

These little changes can increase your curb appeal and your home’s perceived value and are a great place to start if you aren’t sure where to begin updating your home.

The full 2010-2011 Cost Vs. Value Report is available here.

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Renovation Contracts In Toronto: Making Sure Everything Goes Smoothly

Posted on December 31, 2010 | Leave a comment

A handshake isn’t enough these days to solidify a deal. Getting everything hammered out in writing is as important for working with contractors as any other business transaction, especially if you’re paying for a portion of the work upfront – and you shouldn’t be paying for all the work upfront in any case.

Homeowners should never feel shy about asking for an air-tight contract, and if the contractor balks at the idea, it’s time to walk – or run – away. The contract is there to protect both parties – not just the homeowner – and any good contractor will know this.

Timelines and “Payment Milestones” in a renovation contract

Canadian television renovator and Not-Getting-Ripped-Off guru Mike Holmes recommends creating a payment plan that uses five payment milestones instead of an estimated time frame. This method begins with a down payment, which Holmes says on his website should not exceed 15% of the total cost. Then, four more payment milestones can be determined. One example is during a large job, 25% of the remaining amount can be paid when one portion of the job is complete (like the electrical) and then another 25% can be paid when another part of the work is done (such as the plumbing). These payment milestones can be different depending on the job itself, and this payment plan should be incorporated into the contract.

More resources for creating renovation contracts

The Canada Mortgage and Housing Corporation has a sample renovation contract on their website that can be used as a guideline for drawing up your own.

The Canadian Home Builders’ Association also has a lengthy overview of all of the things that should be included in any renovation contract.

Finally, make sure that either you or the contractor takes out the proper building permits for the renovation job at hand if necessary (it is the homeowner’s responsibility to ensure that they are obtained). More information on the City of Toronto’s Building Permit Requirements is available in our blog posting here.

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The City of Toronto and Building Permits

Posted on December 24, 2010 | 1 Comment

What requires a building permit in Toronto?

If you’re planning on renovating or updating your home in order to increase its value before selling, you may need to take out a building permit.

According to the City of Toronto, you will need a building permit to:

  • Construct a new building
  • Any addition to an existing building
  • Structural alterations
  • Renovate, repair or add to a building
  • Demolish or remove all or a portion of a building
  • Change a building’s use
  • Install, change, or remove partitions and load bearing walls
  • Make new openings for, or change the size of, doors and windows
  • Build a garage, balcony or deck
  • Excavate a basement or construct a foundation
  • Install or modify heating, plumbing or air-conditioning systems
  • Install or reconstruct chimneys or fireplaces
  • An accessory structure larger than 108 sq. ft. in area
  • A deck more than 24″ above ground
  • A wood burning stove/fireplace installation
  • A basement entrance
  • A Second Suite
  • New or altered plumbing

If you’re buying a home that has been recently upgraded or renovated, you may want to make sure that the proper building permits were taken out at the time. Even if the previous owner did the renovations, they are considered illegal and as the current home owner you will be responsible for redoing them out of your own pocket with the proper permits if needed.

Just imagine wanting to modify your plumbing system and finding out that no permit was taken out to install it in the first place. Forget modifying or upgrading your plumbing, you might have to completely remove and reinstall it if no permit was taken out initially.

There are quite a few, very specific exceptions with regards to what doesn’t need a building permit, for example: replacing windows and doors when the opening is not made bigger, adding insulation and re-roofing, unless the new roofing increases the load on the roof by more than “the equivalent of three layers of asphalt shingle”.

More building permit exceptions can be found at the City of Toronto Building Permits website.

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Staying Green while Renovating

Posted on December 6, 2009 | 2 Comments

By Heather Rose

Going green is one of the most talked about movements of late, and possibly for many more years to come. It means being more environmentally responsible, creating a healthy environment for you and your family, and encouraging energy efficiency while conserving natural resources.

The changes that need to be made to reduce our ecological footprint are relatively easy, and what better opportunity than when renovating your home? Every time you add or change something in your home you have a chance to do it in an environmentally conscious way, increasing the resale value of your home at the same time.

First, when removing anything old that can be reused such as doors and fixtures, consider donating them to Habitat for Humanity. They can sell them and use the proceeds to build houses for people in need.

When buying new appliances, be conscious of energy efficiency. Look for an energy star label but be sure to do your research – the cheapest appliance might not always be the most energy efficient.

Know your lumber: most pressure treated lumber is full of pesticides and chemicals like arsenic. You can purchase woods that are still pressure treated but without these chemicals, just look for CA-B pressure treated lumber. Selecting materials that are recycled, reclaimed or sustainably farmed can go a long way. Also, try buying paints or other finishes with less toxins like water-based polyurethane or low VOC (volatile organic compound) paint.

One of the biggest steps a household can take when going green is the conservation of heat in the winter. Ensure you have energy efficient windows or pick up some extra caulking so you can seal problem areas yourself to retain heat and use less energy. Another way of warming up your home is to consider into cotton insulation. It’s effective, safer than fiberglass and is more environmentally friendly. Spray foam insulation is also an option.

To improve overall air quality for yourself and your family, consider replacing your furnace and a/c filters with high efficiency particle air (HEPA) filters. They will also extend the lifespan of these appliances.   Going green doesn’t always mean going more expensive. Some materials may cost the same or a little more, but the indirect savings will make up for it over time and your home will be a lot healthier.

Heather Rose is a Toronto based Journalist, who is a regular contributor to the Muddy York Real Estate Blog.  Heather website is located at heatherroseportfolio.squarespace.com.

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Posted in Green Energy, renovations

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Common Do-It-Yourself Mistakes

Posted on December 1, 2009 | 1 Comment

By Julian Merry

Completing small renovation projects around your home can be a great way to show off your skills and save money. However, not everyone has the knowledge to undertake such projects, and here are some very common mistakes to avoid:

“What permit? Oops.”

Permits exist to ensure things are done properly. Permits also keep your insurance company updated with any necessary information to keep you covered. Contact your local building department to see whether you need one or not before you take on a new renovation. If you are going to renovate and the finished job is of questionable quality it can hurt your home’s value rather than add to it, and the delays and costs that will later result, including having to have the renovation professionally redone, aren’t worth the original do-it-yourself savings.

“Of course I know what I’m doing!”

Books can impart a lot of do-it-yourself knowledge, but that might not be enough depending on how much you’re starting out with. Watching videos or contractors on the job will let you absorb some more information and techniques to apply to your project. Start small before diving in, or ask any friends who are professional contractors to lend a hand. Many home improvement stores offer workshops that are both fun and educational. If you still don’t feel confident enough, there’s no shame in hiring someone else. Working beyond your scope leads to many of the construction accidents seen in Canadian hospitals each year.

“Old Rusty is the perfect tool for this job.”

That hammer or power drill you’ve had for years or that spectacular saw you still can’t believe you scored at the dollar store might not be the best tool for the job. Renovations are rarely one tool fits all, so buying quality tools that will last and doing the research to make sure you have all the necessary equipment will lead to less headaches down the renovation road. The same goes for building materials – saving a few dollars here and there is what so-it-yourself projects are all about, but don’t sacrifice quality if it means using thinner or weaker materials that you’ll have to replace sooner. Haggling can be your best friend when shopping for supplies.

“What could go wrong?”

Ensure you have the proper safety gear for any project. Proper clothing, tools, eye protection or masks if necessary. You wouldn’t want loose clothing to get caught in the table saw or have an errant metal shaving land square in your eye. Research the area thoroughly that you’re working in. Is there a possibility of any venomous spiders or snakes? Rattlesnakes aren’t solely residents of the dusty desert, and renovating that old shed in the backyard might lead to an encounter. Ontario’s native rattlesnake species, the Massassauga rattler, is found in the southernmost areas of Ontario and its range includes further northern areas. The Massassauga is a protected species and cannot be whacked over the head with a shovel (but you wouldn’t think of ever doing that, right? They’re endangered and the fines for harming an endangered species in Canada could buy you a decent new shed anyway). Basements are havens for spiders, and the black widow spider is found in southern Canada. Bites from black widows are extremely painful and can be fatal to children, the elderly or those with compromised immune systems. Research any critters you might encounter and have some phone numbers handy for exterminators or pest removal services.

Sometimes admitting defeat can be your best option when it comes to tricky projects that involve plumbing or wiring. Some jobs were just meant for a professional, and attempting these by yourself might hurt you, your family, or your wallet. Enter do-it-yourself renovations with confidence, but stay practical. It will pay off in the end.

Julian Merry is a Broker with Royal LePage/Johnston & Daniel Division.  Julian is a regular contributor to the Muddy York Toronto Real Estate Blog.  Julian’s website is located at www.julianmerry.com.

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A Common Renovation Mistake: Going Over the Budget

Posted on October 2, 2009 | Leave a comment

By Sue Toyne

When you decide to renovate your home, you will generally sit down and create a plan. In this plan you will have what you want to renovate, whether it is the kitchen countertop, adding a bathroom or adding a whole room altogether.

No matter what the renovation is, there is always one similarity, which is creating a budget.home reno mess

Your budget will be how you structure your entire renovating project. By this I mean, you will be picking material, tools, etc through the budget you have determined, if you find yourself reaching the breaking point, then you will reconsider.

That would be the ideal situation, however what tends to happen is that people will budget themselves for the renovation, however they do not keep a proper record of their spending until the project is near completion, making it too late.

When you create a budget, it can only serve its purpose if you are able to follow through with it.

If your budget is set at $5,000 for the entire kitchen renovation you have in mind, it is not feasible to spend $4,000 on a new granite countertop, when you still have to buy kitchen cabinets, not to mention the labour costs if you are not doing the work yourself.

You might be thinking that unexpected costs occur, and it cannot be helped if you go over budget. Now look at it from this perspective, why bother spending the time and energy creating a budget if you will not put it into effect.

A budget is designed so that you can ultimately save on how much you are spending; therefore it is common to add in “unexpected” costs into it at the beginning.

There really is no excuse for going over your budget, unless you decide to change the renovation altogether. In that case you should be revising the budget altogether.

When you set a budget, and want to stick with it, you simply need to record every purchase. At the end of each day, take the bills you have for anything related to the renovation and tally it. Place the bills in a folder along with your total amount spent and you can determine on a daily basis how much of your budget you have left.

You should be placing allocations for what to buy in your budget. By this I mean, have how much you will be spending on materials listed, and what you need for labours costs outlined. This way you should have thought of everything you will need for the renovation and will be able to stick to the budget.

Sue Toyne is a Sales Representative with Royal LePage/Johnston & Daniel Division.  Sue’s website is located at www.susantoyne.com.  Sue is regular contributor to the Muddy York Real Estate Blog.

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Common Home Building Mistakes

Posted on September 9, 2009 | Leave a comment

By Julian Merryrenovating

When you decide on renovating your home, it will take time before it becomes the home you have envisioned it to be. To make sure your home renovations are done properly, here are a few tips to avoid disasters.

1.Hiring the Wrong People
Like any professional, architects go through many years of school to become qualified to work on the plans for your home. By not hiring an experienced and qualified architect can cost you more when the plans are not turning out what you expected. When making large renovations, it will definitely help having a licensed architect to design the plans to perfectly suit your needs and fit your homes design.

2.Doing it Yourself Projects
There are many projects that you will find that can be done by yourself, however there are also cases where you end up having to spend more money fixing the damage you have done than you would have spent if you hired a professional. You might have some knowledge on the project you are undertaking, however, having someone who has vast experience in the project will help your renovation go along smoother and possibly cheaper.

3.Cutting Expenses
Whether you are on a tight budget or not, cutting corners on design and materials does not make economical sense. You should ensure that the fundamentals in any project have the proper materials bought for, rather than you spending money on items that are not as necessary. Quality workmanship and materials will come at a cost; however it will be worth it for your family and for the value of your home.

4.Not Planning Realistic Budget
When you create a budget, you should be sticking by it, however at times, going over budget will happen. In any situation that has a budget, a contingency is a must. For home renovations, this is the same. Create a detailed budget, and have money allocated in the event you need more than you expected. If you somehow go over your contingency, then you have to be aware that you either budgeted wrongly or you just ended up spending too much.

5.Paying Upfront
Paying builders in advance is a mistake many homeowners make. There are many cases where the builder will run out on you before the work is complete and you will be left with an incomplete renovation. If a builder is not able to trust you without cash up front, you should not either.

These tips should be able to help you when the time comes for you to make renovations in your home. Particularly if you decide to add a room or extend your house, such larger renovations require more time and money than the average home renovation.

Julian Merry is a Broker with Royal LePage/Johnston & Daniel Division.  Julian is a regular contributor to the Muddy York Toronto Real Estate Blog.  Julian’s website is located at www.julianmerry.com.

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