Category Miscellaneous

New houses in Ontario need smoke alarms on every storey including the basement, in every bedroom, and in the hallway serving the bedrooms, all interconnected so they sound together, hard-wired with battery backup. Carbon monoxide alarms are required adjacent to every sleeping area when the house has

Year one is about moisture and movement. Keep indoor humidity between about 35 and 50 percent, run the HRV, change filters, watch the grading settle and fix it, test the sump, and write down every crack, gap and sticky door for the year-end Tarion form. Do the seasonal checks below and the house wil

Check, in order: surface water (grading and downspouts), window wells, the sump pump, the weeping tile and its outlet, the membrane and the top of the foundation, foundation cracks, and finally slab moisture or condensation that is not a leak at all. Most wet basements in new houses are the first th

Year one: defects in work and materials, Code violations, and the home being fit to live in. Year two: water penetration through the basement and envelope, defects in electrical, plumbing and heating delivery systems, exterior cladding, and Code violations affecting health and safety. Years three to

Walk the plan with the furniture drawn in. Put outlets where things will plug in (beds, desks, TV, island, vanity, garage bench), switches on the side of the door you enter from, and three layers of light in every room (general, task, accent) on separate switches with dimmers. Add the ones people fo

Tile, stone and polished concrete are the best floors over radiant; engineered hardwood, luxury vinyl plank and good laminate work well with the right product and the floor kept under about 27 degrees C at the surface; solid hardwood works only in narrow quartersawn boards; thick carpet with heavy u

Walk the house in daylight, with the builder, slowly, room by room, running every tap, opening every window, flipping every switch, and writing every item on one dated list with its location. On a Tarion home this is the pre-delivery inspection and the list goes on the PDI form. Collect the document

Walk every room with the drawings and the electrical plan. Check outlet and switch locations, blocking for everything you will ever hang, plumbing and duct locations against the plan, the vapour barrier and insulation, and the things nobody will ever see again: wire runs, future rough-ins, access to

Eight stages, from the lot before excavation to the occupancy inspection. Each list is what has to be true, and photographed, before the next trade buries it. The photographs matter more than the ticks: a dated picture of the weeping tile with a tape measure in it settles more arguments than any con

Both bring fresh outdoor air in and push stale air out through a core that recovers heat from the outgoing air. An HRV recovers heat only; an ERV recovers heat and some moisture. In a tight Ontario house with a normal family, an ERV helps keep winter humidity up and summer humidity down; an HRV is t

Cost per unit of delivered heat is the comparison. Gas: price per cubic metre including delivery and carbon charges, divided by the energy in a cubic metre and the furnace efficiency. Heat pump: price per kilowatt-hour including delivery, divided by the seasonal coefficient of performance. In a tigh

A cold-climate air-source heat pump (cc-ASHP) keeps heating down to about minus 25 to minus 30 degrees C, with its output and efficiency dropping as it gets colder. It carries a well-insulated house on its own for most of an Ontario winter and needs backup heat (electric strips, a gas furnace or a b

The Code requires drainage at the footing of a basement: perforated weeping tile beside the footing, covered with at least 150 mm of clear stone and a filter, draining by gravity to a storm sewer or daylight, or to a sump with a pump. The wall above it needs damp-proofing and, where water pressure i

The Code sets minimum strengths: 15 MPa for footings and foundation walls, 20 MPa for interior slabs, 32 MPa with air entrainment for garage floors and anything exposed to freeze-thaw. The pour itself is about the order of trucks, the pump, vibration and not adding water. Curing is keeping the concr

Wood frame is the default and the cheapest on day one; ICF costs more for the shell and gives back in comfort, bills, quiet and durability; SIPs and prefab trade site labour for factory precision; log, timber and post-and-beam are about the look and need a plan for insulation; steel and straw bale a

Before a new house can be occupied the Code requires, broadly: the structure complete, exits and stairs with guards and handrails, fire separations and alarms, water, sewage, heating, electrical, a working bathroom and kitchen, required documents such as engineer and HRV reports, and an occupancy in

A failed inspection means the inspector found items that do not meet the Code or the approved drawings and will not sign off the stage until they are fixed. You get the items in writing, you fix them, you book a re-inspection, and some municipalities charge for the repeat visit. You cannot cover the

SB-12 is the Supplementary Standard to the Ontario Building Code that sets energy efficiency requirements for houses. You comply either by picking a prescriptive package (a table of minimum insulation, window and mechanical values that go together) or by the performance path (an energy model showing

A complete application for a new house in Ontario has four groups of documents: the forms (the provincial application, Schedule 1 for every designer, applicable law checklist), the drawings (site plan, architectural set, structural and truss engineering, mechanical and energy compliance), the approv

A specification schedule lists, trade by trade, exactly what is included in the price: materials, brands or grades, quantities where they matter, and the allowance for anything not yet chosen. It is attached to the contract and governs over the drawings and the conversation. Use the template below a

Under a general contractor, the builder hires, manages and pays every trade from your draws, and you hold back 10 percent on each payment to protect yourself from the builder not paying them. Under a construction manager, you hold the trade contracts and pay each trade yourself, with the manager coo

Go to the Ontario Builder Directory at obd.hcraontario.ca, search the builder's name, and read the licence status, the number of homes built, any conditions on the licence, and any convictions or charges. A licensed builder building for you should be there. A contractor doing a renovation does not n

A walkout needs about eight to nine feet of grade change across the house footprint, or a lot of fill. The rear wall is taller, carries unbalanced soil pressure and is engineered; the side walls step. Drainage has to carry hillside water around the house, not into it. Expect a premium over a standar

Size the house from the rooms, not the other way round. List the rooms you will use every week, give each a real dimension, add about 15 percent for halls, stairs and closets, and add the garage separately. For most families that comes to 1,600 to 2,400 square feet above grade. Every 100 square feet

Start with the all-in number you can actually spend. Subtract the lot, servicing, design, permits, HST and contingency to get the construction budget. Hand that number to the designer with the cost levers (shape, size, storeys, foundation, ceilings and glass, mechanical, finish level) and have a bui