Decisions

How does one decide on the best contractor for their job?

- Do you go with the GC whom the architect brought to the table, and was overpriced?
- Wait for the reputable GC who does not have anyone available until the Spring?
- Use someone your friends have used but clearly more expensive and imcompatible?
- Keep calling people until you find someone willing and reasonably priced?

Get Authorizations Before Digging

One of the things to do before excavating is to make sure that you notify all your utility providers. Part of their responsibility will be to come to the site, mark and pin (little flags) where there are underground pipes and wires. There is a service in Ontario called Ontario One Call, which is a not-for-profit company supported by the various utility providers to provide a single point of contact for the construction industry.

I opened a ticket with them via their web-site (you can also call them) last night identifying my location, contact information, and scope of excavation. The company in turn contacted Bell, Enbridge, and Hydro. So far, I have received a call from Bell Canada confirming that it will be okay for us to dig as long as we stay away from the back of the lot where there is overhead and underground phone wires.

Consulting General Contractor (???)

We are meeting the General Contractor who has been consulting for us on our renovations. He is in the midst of a project to construct a brand-new $3.5m house in the Lawrence Park area in Toronto. The project should be closing out in July 1, 2006, after which he goes on his annual trip with his family to their summer home for two months. This is why he won't be available to work for us until September, 2006.

Grr....

Competitive Quotes

Here's a suggestion that probably sounds like basic knowledge but often gets overlooked:

When you are in the planning phase of your project, presumably with the architect, you should make it clear that you are going to require multiple competitive quotes from general contractors. As part of this, you should ask for specifications/breakdown pricing template which you can then use to distribute to various general contractors for bids. Keep in mind that the architects will also have preferred GCs whom they like to work with, either for compatibility or financial reasons. You should also insist on taking the quotes to thrid-party GCs who are not related to the architect to at least get a sanity check on the pricing.

We ran into the problem where the GCs quote was 60% over our indicated budget. At the outset of the project, we indicated clearly to the architect our budget. With a single quote from the Architect's preferred GC, we did not know if we are taken for a ride. So, we had to scramble at the last minute to get two alternate GCs to bid on the project. At this point, it seems that the GC is about 20% over the competing quotes. Another problem is you will want to give early heads-up to the competing GCs on the project so they can work it into their schedule.

Site Survey

Just spoke with a General Contractor who has been consulting for us on the project. In preparation for the excavation, I asked if we needed to bring someone in to measure out the lot prior to digging. He told us that for the purposes of constructing an extension, a site survey is only required after the excavation is done. As long as there are no complicated shoring requirements, the surveyor's visit can be deferred. Keep in mind that before digging, the local utilities should be contacted and requested to mark out any underground services (including but not limited to Hydro, Gas, Cable, Phone, and Water).

Once the rough excavation is done, the surveyor should be brought in to pin out the exact dimensions of the extension. From there, the framing contractor can come in to frame out the footings for the contrete pours.

Cost for the survey's visit should be about $500.

Sidenote: A complicated project such as a brand-new mansion will require much more involvement from the surveyor with costs upward of $10,000.

Blog Intro

This blog is created to recount our experience as renovation rookies come contractors. The work we are embarking on is to update and expand a 2,400 square foot (223 square metre) 1930's Toronto house into a modern home for a growing family.

The objectives of this project are as follows:

• Replace old two-wire/knob-and-tube electrical system with three-wire copper service.
  A few years ago, the house was upgraded from an 80 amp service to 200 amp service, with new breaker panel.
  
• Replace cast iron water supply pipes with copper or PVC pipes.
  A few years ago, the main supply from the city was replace and upgraded to 3/4" pipe to the water meter.
  
• Add insulation where possible to increase efficiency.
  
• Introduce ventilation system to increase fresh airflow.
  
• Replace all double-hung windows which are ineffective or painted shut with energy-efficient replacements.
  
• Refresh some of the lathe-and-plaster walls which have craked and become uneven.
  
• Replace floors which are original 3/8" stripped hardwood.
  
• Renovate basement by removing old carpeting, wood panelling and tiled celing.
  
• Convert old recreation room into cedar closet, and storage room. Add new recreation room with radiant flooring system.
  
• Add a family room connected the kitchen for entertainment and regular family activities.