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Basement appartment Retrofit

Sun, 03 Jan 2010 12:55:00 -0500

"Cash cow or legal headache?" Background: For many years the legal status of basement apartments, flats and other accessory residential units which have been added to houses has been unclear. Many municipalities passed zoning by-laws prohibiting these types of apartments in houses. Nevertheless, many thousands of basement apartments and other accessory rental units were constructed. Although the exact number is unknown, it is estimated that as many as 100,000 illegal units were in use across the province in 1993. In 1994 the N.D.P. government proclaimed Bill 120 the Residents Rights Act. This Bill permitted second units in houses, regardless of Municipal Zoning, provided that Health and Fire safety standards were met. The Ontario Fire Marshal's Office proclaimed Ontario Regulation 385/94 in July of this same year. (retrofit section dealing with Two Unit Residential Occupancies). These two pieces of legislation both mandated the permissibility of, and the safety requirements for Basement Apartments in Ontario. On November 26, 1995 the new Conservative government introduced Bill 20 restoring back to municipalities the right to outlaw Basement Apartments. This in effect drove these second units back underground. Owners feared prosecution from not only safety authorities, but also local zoning regulations. Units built prior to November 16, 1995 are grandfathered: If the unit existed prior to this date (November 16 1995) it was grandfathered, provided it met health and fire standards. The onus is on the owner to prove that this is in fact the case and can be accomplished through the production of rent receipts, presence of tenants on voters list or in some cases the signing of an affidavit for the municipality. Toronto's Second Suites By-law On July 6, 2000, the City of Toronto's new "second suites bylaw (493-2000)" came into effect. This bylaw permits second suites in all single-detached and semi-detached houses throughout the City of Toronto, with certain conditions. Some of the conditions include: ? the second suite must be self-contained with its own kitchen and bathroom; ? the house, including any additions, must be at least five years old; ? the floor area of the second suite must be smaller than the remaining part of the house; ? in most cases, a home with a second suite must have at least two parking spaces; ? all existing second suites must comply with the Ontario Fire Code, zoning and property standards For more information see The FACTS about Second Suites Click on "legislation and reforms" then "second suites Toronto" This link will take you away from our site. Use your "Back" button on your browser to return to this web site. "Caution" Before You Purchase .... For prospective purchasers of these properties, once the legality of the apartment has been established, then it must be insured that it meets health and fire standards. This can be established by the production of a "Letter of Compliance" from the local Fire Department or the municipality. If this inspection has never been done, or was done a great length of time ago, you may wish to have an Independent Fire Code Inspector report on the conditions to-day. Retrofit legislation calls for the maintenance of the fire safety measures originally built into these two family units. If proper compliance is not indicated at this time you may wish to negotiate with the vendor to perform these upgrades prior to closing, or you may wish to adjust the price accordingly and do the work yourself. Ontario Fire Code Information Owners of houses containing two self-contained residential units (dwelling units) are now required to bring their buildings into compliance with the new fire safety regulation adopted under the Ontario Fire Code. Tenants in these buildings are entitled to ask their landlords to make sure that the fire regulations are met. Some of these Regulations are summarized below. 1.0 What is a Dwelling Unit ? A dwelling unit is a room or suite of rooms operated as a self-contained housekeeping unit that includes independent cooking, eating, living, sleeping and bathroom facilities. 2.0 Buildings Covered by the New Fire Code Regulation ? The regulation applies to detached houses, and semi-detached houses, and row houses that contain two existing dwelling units. The two dwelling units may be located anywhere in the house. 3.0 What are the Requirements ? In general, the regulation contained in the Ontario Fire Code addresses four fire safety issues: 3.1 Fire separation The owner has three options for compliance with the fire separation for each dwelling unit 3.2 Means of Escape. Four options are provided for compliance with the means of escape from each dwelling unit. 3.3 Smoke Alarms Depending on the option selected for fire separation and means of escape, it may be necessary to install electrically wired, interconnected smoke alarms throughout the house. Interconnected smoke alarms are designed to sound simultaneously when any one smoke alarm is activated, providing early warning to all occupants of the house at the same time. Where interconnected smoke alarms are not installed, every dwelling unit must be equipped with a battery operated or electrically wired smoke alarm on every floor level that contains a bedroom or sleeping area. All smoke alarms must be maintained in working condition, and they must be audible in the bedrooms when the bedroom door is closed. 3.4 Electrical Safety The owner must also arrange for the house to be inspected by "the Electrical Safety Authority" and to correct all fire safety hazards identified through this inspection. 4.0 Who is Responsible With Complying With the Regulation ? The owner is responsible for complying with the provisions of the Ontario Fire Code. Penalties for non-compliance can be up to $50,000 fines and up to one year in prison for individuals. Owners should be aware that bringing existing houses into compliance with the new regulation may require repairs or alterations for which a building permit is needed under the Building Code Act. How Do I Bring My House Into Compliance? ? The owner can carry out the initial assessment to determine what upgrading may be required. ? An Independent Fire Code Consultant can assist you with an assessment and advise you on the best means of attaining compliance. ? The Municipal Building and Fire Departments should be contacted, once this initial assessment is done, to obtain the necessary permits and arrange for required inspection where appropriate. Added Income For You.... In closing, a basement apartment might be just what you need to provide the added income to make your dream purchase affordable, but beware of the pitfalls and remember that you as a purchaser assume all the liability of a home that doesn't comply, regardless of when you bought it. And: "How about carbon monoxide alarms?" 'Additional Expense' or 'Value Added' selling feature? html/>

City launches new home renovation grant program The City of Toronto today launched Home Energy Assistance Toronto (HEAT), a new incentive program offering residents up to $1,000 when they upgrade their home insulation. HEAT is open to residents of low-ris

Tue, 27 Oct 2009 07:51:00 -0400

City launches new home renovation grant program The City of Toronto today launched Home Energy Assistance Toronto (HEAT), a new incentive program offering residents up to $1,000 when they upgrade their home insulation. HEAT is open to residents of low-rise residential properties, such as detached and semi-detached houses, and townhomes, and is designed to encourage Torontonians to undertake improvements to increase their home’s energy efficiency and reduce associated greenhouse gas emissions. "Providing grants to make the homes of Torontonians more energy efficient benefits us all," said Toronto Mayor David Miller. "Grants like this allow for the creation of green jobs and decrease our overall energy demands, which in turn reduces greenhouse gas emissions. HEAT will empower residents to act locally to not only save money but to clean our air and protect our environment as well." There are approximately 450,000 low-rise residential buildings in Toronto today, which account for 19 per cent of electricity and 36 per cent of natural gas consumption in the city. According to research from Ontario Power Authority (2006), residents who retrofit their insulation and use electricity to heat and cool their homes will save, on average, more than 2000 kWh of energy, over $150 on their annual energy bill, and 0.5 tonnes of greenhouse gas emissions. Residents who use gas will save 600 cubic metres, more than $250 on their annual energy bill, and an estimated 1.2 tonnes of greenhouse gas emissions from entering the air. Home Energy Assistance Toronto is a partnership with Federal ecoENERGY Retrofit-Homes, and means that homeowners can now access insulation grants of up to $8,750 in total from all three levels of government. Residents who undertake other important energy efficient upgrades (such as improving toilets, doors, windows or heating and cooling systems) can leverage even more funds - up to a combined $11,000. “Our Government is working with partners like the City of Toronto to deliver results for our economy today and benefits for homeowners and our environment for years to come,” said the Honourable Lisa Raitt, Minister of Natural Resources. “Canadians across the country are participating in the ecoENERGY Retrofit Homes program. This program is creating and protecting jobs in our communities and putting money in the hands of Canadians at a time when they need it most.” To be eligible for HEAT funds, homeowners must follow the steps (web link in Backgrounder) outlined by ecoENERGY Retrofit-Homes. The steps include hiring a Certified Energy Advisor to conduct a Home Energy Assessment, both before and after renovations. Toronto is committed to combating climate change. In 2007, City Council unanimously adopted the Climate Change, Clean Air and Sustainable Energy Action Plan, an environmental framework aimed at reducing Toronto’s greenhouse gas emissions by 80 per cent by 2050. Home Energy Assistance Toronto is an important tactic in this aggressive plan, which is why $9 million has been earmarked for HEAT, which will run until March 2012. It is estimated that approximately 9,000 to 12,000 householders will access these home improvement grants during this period. For more information about HEAT and other City of Toronto environmental programs, visit http://www.livegreentoronto.ca. Toronto is Canada's largest city and sixth largest government, and home to a diverse population of about 2.6 million people. It is the economic engine of Canada and one of the greenest and most creative cities in North America. Toronto has won numerous awards for quality, innovation and efficiency in delivering public services. 2009 marks the 175th anniversary of Toronto's incorporation as a city. Toronto's government is dedicated to prosperity, opportunity and liveability for all its residents. Media contacts: Lawson Oates, Director, Toronto Environment Office, 416-392-9744, loates@toronto.ca Lyne Kyle, Senior Communications Coordinator, 416-397-1410, lkyle@toronto.ca Jocelyne Turner, Press Secretary, Office of the Honourable Lisa Raitt, 613-996-2007 Media Relations, Natural Resources Canada, 613-992-4447, media@nrcan.gc.ca Backgrounder October 14, 2009 City launches HEAT, a way to insulate your home and your wallet The City of Toronto today launched Home Energy Assistance Toronto (HEAT), a new incentive program offering residents up to $1,000 when they upgrade their home insulation. Home Energy Assistance Toronto is open to homeowners of low-rise residential properties including single detached, semi-detached, attached (i.e. row houses) and small multi-unit buildings (three storeys or less and maximum footprint of 600 square metres). HEAT is a partnership with Federal ecoENERGY Retrofit-Homes. To be eligible, homeowners must follow the steps outlined by the Federal program, which include the need to hire an Energy Advisor, certified by Natural Resources Canada (NRCan), to conduct a Home Energy Assessment prior to renovation. For more information on eligibility requirements, visit http://www.ecoaction.gc.ca/homes. The advisor begins by conducting a Home Energy Assessment and creates a personalized Energy Efficiency Evaluation Homeowner Report. This report states the home’s current efficiency rating and features a list of measures that could be completed to reduce its energy consumption, along with grants for each listed improvement. Suggested retrofits could include upgrades to insulation, as well as windows, doors, heating and cooling systems, plus ways to conserve water. In total, ecoENERGY Retrofit-Homes offers residents up to $5,000 in home efficiency grants. Ontario’s Home Energy Savings Program then matches these grants for another $5,000 (maximum). When combined with HEAT, this means that homeowners can now access up to $11,000 in total grants when they upgrade their home insulation, and also implement other important energy efficient upgrades. The amounts specifically related to Home Energy Assistance Toronto by area of insulation include: Ceiling: • Up to $200 from the City of Toronto • Up to $1,500 in Federal and Provincial grants Walls: • Up to $500 from the City of Toronto • Up to $3,750 in Federal and Provincial grants Foundation: • Up to $300 from the City of Toronto • Up to $2,500 in Federal and Provincial grants Visit http://.www.livegreentoronto.ca for more information on the recommended insulation measures for each area of the home. The decision for Toronto to fund insulation upgrades was based on findings from ecoENERGY Retrofit-Homes. According to Natural Resources Canada, 78 per cent of program participants in Ontario have replaced their heating systems. This is the most common measure undertaken compared to only 20 per cent uptake for re-insulating the attic, 12 per cent for basement insulation, and nine per cent for walls. NRCan also completed a customer survey of EnerGuide for Houses (the predecessor to ecoENERGY) in 2005 to identify why participating homeowners did not follow through with all of their recommended energy efficiency upgrades. Insulation was the measure identified as the least commonly employed measure, with “high cost of work” listed as the main deterrent by 62 per cent of customers in Ontario. Initial capital investment was also identified as a barrier. According to research by the Toronto Atmospheric Fund (in collaboration with local contractors), the grant amounts from the City, Province, and Government of Canada should provide residents who upgrade their insulation to the prescribed levels, with approximately 70 per cent of the costs, on average. City Council has approved $9 million in Home Energy Assistance Toronto grants over the next four years. It is estimated that approximately 9,000 to 12,000 residents will access HEAT funds during this time with an average individual savings of 0.5 tonnes (electrically-heated homes) to 1.2 tonnes (gas-heated homes) of greenhouse gas emissions. HEAT funds are available to residents who fulfill the eligibility criteria and complete their home renovations between August 6, 2009 (the date of Council’s decision to implement HEAT) and March 31, 2012. In order to receive the grants, residents need to book a post-retrofit Home Energy Assessment with their Certified Energy Advisor. During this final stage, the Advisor will complete and submit the grant application to NRCan. The cheque from ecoENERGY Retrofit-Homes will arrive approximately 90 days following the post assessment, followed by another four weeks for the cheques from the Province and City of Toronto. For more information on HEAT and other City of Toronto environmental programs, visit http://www.livegreentoronto.ca. Toronto is Canada's largest city and sixth largest government, and home to a diverse population of about 2.6 million people. It is the economic engine of Canada and one of the greenest and most creative cities in North America. Toronto has won numerous awards for quality, innovation and efficiency in delivering public services. 2009 marks the 175th anniversary of Toronto's incorporation as a city. Toronto's government is dedicated to prosperity, opportunity and liveability for all its residents.html/>

Renovation intentions may be cooling in Ontario

Wed, 21 Oct 2009 09:24:56 -0400

But majority of renovators intend to use the tax credit

TORONTO, Oct. 21 /CNW/ - A healthy majority (67 per cent) of Ontario homeowners are planning renovations over the next two years, but that number has decreased slightly from 71 per cent last year, according to a new RBC survey.

More Ontarians say they have completed renovation projects this year (62 per cent) compared with 2008. In fact, 63 per cent of renovators in Ontario plan to take advantage of the federal government's home renovation tax credit this year and half (50 per cent) of those who are utilizing the credit have renovated more due to the tax break, according to the RBC study.

"The renovation tax credit may have spurred more Ontarians to renovate this year and could be part of the reason for this cool-down in renovation intentions," said Doug Crowe, vice-president, Mortgages, Greater Toronto Area, RBC. "However, with 67 per cent planning home improvements, we're still going to see a lot of renovation activity in the province."

According to the RBC survey, conducted by Ipsos Reid, Ontario homeowners expect to spend an average of $12,428 on their home improvements. Of those who plan to finance their renovations, 35 per cent of Ontario homeowners will be using a line of credit, 24 per cent will rely on their credit cards and 18 per cent will add-on to or refinance their mortgage to cover the cost.

Among homeowners who have completed renovation projects in the last two years, the poll found that 71 per cent of respondents in Ontario had a budget for their renovations with 54 per cent going over budget by an average of 25 per cent, the highest in the country.

"Renovating can quickly become expensive with unexpected costs and unrealistic expectations breaking your budget," added Crowe. "By planning ahead with the proper financing options and budget, you can save yourself a lot of headaches later on."

Bathroom and kitchen renovations lead the way as the most popular planned renovation projects in Ontario (38 per cent and 36 per cent, respectively). Among home improvement projects, 50 per cent said they intend to paint and 34 per cent said new floors were on the agenda. Compared with other regions, Ontario homeowners planning to renovate are most likely to enlist the help of a contractor to work on their renovation (40 per cent) while 22 per cent will rely on family and 14 per cent on friends.

Eco-friendly renovation

Three-quarters of Ontario homeowners (74 per cent) would choose an environmentally-friendly approach if it would save money in the long run, even if it costs more now. The majority (68 per cent) believe that 'green' improvements would increase the value of their home, down from 78 per cent in 2008.

    Renovation Intentions Among Regions      Average Spend

    B.C.                65%                        $10129
    Alberta             64%                        $12374
    Sask/Man            73%                        $15133
    Ontario             67%                        $12428
    Quebec              65%                        $ 7734
    Atlantic Canada     72%                        $12586

These are some of the findings of an RBC poll conducted by Ipsos Reid between September 8-16, 2009. The online survey is based on a randomly selected representative sample of 3,120 adult Canadian homeowners including 1,192 Ontario residents. With a representative sample of this size, the results are considered accurate to within +/- 2.8 percentage points, 19 times out of 20, of what they would have been had the entire Ontario adult population been polled. The sample's composition reflects that of the actual Canadian population according to Census data.

Renovation intentions may be cooling in Ontario

Wed, 21 Oct 2009 09:24:00 -0400

But majority of renovators intend to use the tax credit

Eco-friendly renovation

    Renovation Intentions Among Regions      Average Spend

    B.C.                65%                        $10129
    Alberta             64%                        $12374
    Sask/Man            73%                        $15133
    Ontario             67%                        $12428
    Quebec              65%                        $ 7734
    Atlantic Canada     72%                        $12586

How about going up to gain height in your Basement

Mon, 28 Sep 2009 18:27:00 -0400

Lifting a House a old way rediscovered I recently meet Stanford at his House with my clients to see his lifted house to gain height in the Basement .I was amazed by the look of big windows in the old Bungalow it was like we where above ground. Stanford designed and build a system which lets you lift your house and add a few rows of Blocks to gain height in your Basement.

How Much Should That Renovation Cost? How To Find Out If You're Getting Ripped Off

Wed, 02 Sep 2009 08:23:00 -0400

The idea: inform you of what you should expect before you sign on the dotted line.

"We tend to get calls after the fact ... We want to encourage people to call before," Michaels explains. "This launch is a more proactive approach to educate our consumers."

Homeowners can check up on a number of jobs including carpentry, plumbing and roofing. The new initiative hopes to ensure you know exactly how long a job should take - and at what cost - before entering into a contract.

Project Fix It will continue until Labour Day weekend. But you'll be able to continue to call after that date if you have any questions concerning future renovations. Want to know more? Call (416) 392-3082 for additional info.

A checklist when you're renovating:

Check with Toronto Building to determine if a construction permit is required for the proposed renovation
Get at least three quotations from licensed contractors
Ask the contractors for their City of Toronto business license number and verify the information by calling (416) 392-6700
Get references from other customers
Enter into a written and signed contract
Ensure that all work to be done (including site clean up) is clearly stated in the contract
Ensure that the full price of the job is in the contract
Pay the full amount at job completion or include a payment schedule in the contract (payments should correlate with the amount of work done by the contractor)
Include in the contract the name of the company, the business address, phone number, a completion date, and a City of Toronto License number
File a complaint if you come across illegal activity by calling (416) 392-3082 or e-mail the Municipal Licensing and Standards licensing mailbox at www.taxiline@toronto.ca.

List courtesy: City of Toronto

How much should a Bathroom cost

Wed, 26 Aug 2009 12:01:00 -0400

In the long-run, your bathroom may no longer satisfy your needs. This can happen simply because the number of people living in your home may have increased. It may also be because the design is boring you that you no longer enjoy it. Or probably because it is almost on the point of crumbling down that you constantly experience problems when using it.

You can expect that this will happen to you. Your bathroom is just like any parts of your home. It could wear out eventually. When this time comes, you would have to resort to bathroom renovations. This turns your bathroom into a whole new facility while capturing your idea of comfort.

When you plan to renovate your bathroom, one of the most common questions that people ask is, "what is the cost?" It is quite understandable because renovation can be a major project that involves a lot of money. Some experts say that the typical cost of renovation would fall between 9,000 to 25,000 dollars. While others say it could cost around 12 to 15 grand for minor renovations; 15 to 20 grand for moderate changes; and up to 30 grand for top-quality renovations. However, there is no specific cost because there are different basis for pricing. Here are the bases:

1. The size of the bathroom- You need to know exactly how big your bathroom is. This will give you or your builder a clear estimate of the renovation based on its floor area or wall space. You may have to get an accurate measurement or a good estimate of your bathroom space to get a fairly accurate estimate.

2. The kind of materials used- You may be planning to replace the shower heads, sink, toilet, faucets and other stuff. If top quality materials will be used, expect the cost of renovation to rise. You also have to know what needs to be replaced as this can also impact the cost.

3. The complexity of your design- Some people may want to alter the surface of the bathroom. Tiles and walls may be replaced and new features may be added. This is inevitable especially when the walls are starting to rot or perhaps, the tiles begin to loosen up. When the overall layout of the room will be changed, it will also increase cost.

4. The contractor you hired- Different contractors have different estimates. To get the most economical deal, you need to get more than one estimate. You may have to shop around and find two or more reputable contractors. Pretty sure they will give you a copy of their written estimates.

Others would also think of renovating their bathrooms by themselves. This is a great idea because you can actualize what you have in mind for the design (given of course you know what you are doing). On top of that, the cost of renovation could also be cut down about 20 to 40 percent.

The cost of renovating your bathroom could really vary but it is controllable. Just make sure not to sacrifice the quality of materials just to lower the cost.

How much should a Bathroom cost

Wed, 26 Aug 2009 12:01:00 -0400

The cost of renovating your bathroom could really vary but it is controllable. Just make sure not to sacrifice the quality of materials just to lower the cost.

Knowing what your policy covers ?imperative,? insurer says

Thu, 18 Dec 2008 11:45:33 -0500

Canadian Institute Construction Superconference

Knowing what your policy covers ?imperative,? insurer says

DAN O?REILLY

correspondent

While insurance is indispensable for construction projects, just having coverage isn?t enough, says a leading provider of insurance services.

With the numerous risks that are inherent in construction, it is imperative owners, contractors, designers and other industry professionals be thoroughly familiar with what their insurance covers, said Barry Smith, senior vice-president, Marsh Canada Limited.

The first step in that process is identifying those risks such as potential damage to adjacent property, losses causes by both excusable and inexcusable delays and damage to contractors? equipment, especially for not-easily replaced machinery.

?Some equipment can be very expensive. If a large piece of equipment is damaged and the contractor can?t purchase another one, what will happen to the project??

Barry Smith

Transit and marine cargo insurance is also important when the project requires the long-distance transport of expensive equipment from the manufacturer to the job site. An example might be the three-month ship transport of a chiller. ?What happens if the ship sinks or is attacked by pirates??

Smith was one of the speakers at the Canadian Institute?s Construction Superconference held recently in Toronto.

He also advised people to obtain transit insurance when materials and/or equipment can?t be stored at the building site.

A thorough review of both car and truck insurance, especially how it pertains to vehicles on and off site, is always a good idea. ?There are a lot of heavy trucks driving around.?

Automobile insurance covers physical damage to vehicles, as well as third-party bodily injury and property damage, said Smith. ?It should cover all vehicles, owned, leased or licensed and should be provided by all parties to the construction project.?

Touching on the diverse nature of building construction, Smith advised the audience to thoroughly understand the different insurance requirements for new construction versus renovations work.

In renovation projects, contractors are usually responsible for damage to the structure. They may be covered under builders? risk policies. But insurance often becomes expensive if the building?s value is more than that of the renovation, said Smith.

Contractors ?need to deal with a broker that specializes in construction insurance.?

Whats your Reno story

Mon, 20 Oct 2008 18:44:06 -0400

Tell us about your renovation Experince