Build Your Dream home!
Have you been dreaming about your new home? Maybe it’s been a long time coming, but you’ve been thinking about what you really want, what you really need, and how your current house isn’t quite working for you. Now you’ve come to the right place!
Design and Build
For clients who already own a property but have not begun the design process, we can help you design your dream home. Distinctive architectural plans, each with leading edge technologies and exquisite features are synonymous with 360 Homes. Our team of professionals will also obtain minor variances, required permits and approvals as well as working directly with trades personnel to ensure that every client is completely happy with their new 360 Dream Home.
For clients who already own a property and have approved architectural plans, Our professional project management team can step in to help guide and manage the entire construction process. Meticulous attention is paid to every detail inside and out. The use of superior materials skillfully applied and professionally installed ensures that each fine luxury home meets 360’s stringent standards. An ongoing consultation throughout all construction phases assures complete client satisfaction.
Client Acquisition of Land
If you haven’t yet acquired the perfect building lot for your future home, the 360 Team can assist you with the purchase of land either through the services of 360’s realtor or your own.
We provide site evaluations for clients who are considering purchasing a specific lot. There are a number of critical issues from grading, soil and drainage conditions, lot size and the location of trees to zoning or other government regulations that may affect building design. A 360-Site inspection offers a full measure of reassurance to a client’s proposed land acquisition.
WHAT TO EXPECT
360 Home Renovations takes pride in building the perfect dream home for our clients and finds a great satisfaction in doing so. After all, this is our passion and we will spend the time to get our clients exactly what they are looking for when it comes to design and budget. Unlike the other guys, we provide a full working knowledge of what to expect and timeline for our clients to fully understand and prepare themselves for their project.
We know you’re excited to dig right in and start building your dream home. But, before you break ground, there are several sequential steps which must be followed. By following these steps in order, the home building process will be as smooth as possible.
- Before beginning the process of building your new home, you should carefully consider your “must-haves”. By knowing what you can and cannot live without, your planning will be steered in the right direction. Get some ideas of what you need and want in a home by taking a look at our Design Centre.
- Financing:Before you can turn your dream into a reality, be sure to speak with your bank or mortgage representative. They can help you calculate the necessary funding and determine your eligibility. Since you will want your house to be a finished project, be sure to include additional costs such as the driveway, landscaping, and appliances.
- Plans:When building a home, it is important that you build to suit the lot. Although you may have a dream lot in mind, not all building plans will be suitable. Alternatively, you can find a lot that will match your plans.
Always request additional plans as a backup. Not only will 2-3 plans be required for obtaining a building permit, but your lender will need to see at least 1 plan. Also, don’t forget your contractors and subcontractors. During construction, they will want to see copies of your plans as well.
- Subdivision: If you choose to build within a subdivision, your home may be subject to some guidelines and restrictions. Be sure to research your new subdivision by asking questions: Must the housing plan be approved by the subdivision? Are there any restrictions for homes such as colour, roof type, etc.?
- Purchasing Your Lot: There is more to selecting a lot than choosing on the basis of your ideal neighbourhood. Other considerations include: future zoning, property tax, smells and sounds of the region, ability to hook up to water and sewage services, etc.
- Estimates: Because building a new home is not a cheap endeavor, it is wise to shop around and get quotes from several subcontractors. Just because one contractor is the cheapest does not necessarily mean it is the best since not all quotes are created equal. While the quality of products may vary, each quote may not include the same material and work. Since you want to avoid problems during and after construction, the final decision may come down to which contractor is the most reputable. And most importantly, don’t be afraid to ask questions.
- Insurance: Before construction begins, you must show proof of adequate insurance coverage to your lender.
- Building Permit: Once the builder has approved your building plans, you can submit a request for the building permit. Additionally, you must include a “lot plan” indicating where your house will fit on your lot. After all documents have been submitted, you can expect to wait 2-6 weeks for your permit to be approved. And, do not be surprised if your permit includes a list of conditions that must be met.
- Get Organized: Start by contacting local surveyors, framing crews and excavators. You must also make certain your electric company can connect you to temporary power for the time being.
- Engineering: In some cases a professional engineer may be required to provide advice.
For example, if you are building your home on a slope, extra steel or stronger concrete may be needed.
And, keep in mind that if you backfill your basement foundation higher than 7’- 8’ an engineer’s expertise is required.
Now that preliminary legwork and organization have been completed, it’s time to start the groundwork. This work includes all aspects of preparing the land to support a house. Once again, these steps have been organized in a progressive order to ensure expediency.
- Excavating:The framer or surveyor must mark the house on the lot before the excavator comes to dig the foundation. In the interests of efficiency, it may be wise to dig the service hookups at this time. Your plumber will do storm, sewer, and water connections and your electrician will lay piping for cable and electrical connections.
- Sand and Gravel: Depending on the soil, you will need good sand to provide your home with increased stability. Additional support to slabs is offered by inserting a minimum of 6” of gravel underneath. Keep in mind, more fill may be required to raise the level of dirt for improved firmness.
- Foundation: Next, you must order the necessary materials for your foundation. Depending on your desired foundation type (wood vs. concrete), you will need to visit either a lumberyard or a concrete company.
- Plumbing, Heating, and Electrical: Although you can call these trades at a later time, they will have to dig through the concrete. It may be preferable to bring your tradesmen in before the concrete is poured.
- Footings and Inspection: Once framers have finished laying the footing, request an inspection.You will want this assessment completed prior to pouring the footings and foundation.
- Strip Foundation: Usually the day after the concrete has been poured, the foundation can be stripped. At the same time, you can contact the concrete company to retrieve their forms.
- Damp Proofing: If the slab or skim coat will be below grade level, water proofing is required.
- Drain Tile: Whenever there is living space below grade level, drain tile should be placed around the perimeter of your home. The top of the drain tile should be placed evenly with the foundation and footing joint. Depending on the soil conditions and type of house, rules concerning drainage vary.
- Drain Tile Inspection: It is imperative that the drain tile passes inspection before proceeding. Backtracking later on may not be possible the closer your home gets to completion.
- Sewer and Water Hookups: Your plumber is responsible for hooking up sewer and water connections. Afterwards, it is important to schedule an inspection.
- Backfilling and Grading: After your drain has been inspected, the backfilling and grading can be done. By having a well prepared foundation for your house and driveway, you will get an excellent return on your investment.
- Slab or Skim Coat: Now that you have completed all of the steps outlined above, it is time to pour your slab or skim coat.
Once the foundation has been completed, it’s time to start building up. You have had an abstract image of your home in mind, but in this stage it will start to develop in front of your eyes.
- Framing: You are now ready to have your building materials and engineered beams delivered. The next step is to order any necessary trusses (from Shamrock Truss). Once framing starts, you need to work with the framer to establish when windows and exterior doors should be delivered and discuss any layout changes. Also, this is the time to apply for a gas meter.
- Trusses: When the framers are ready for your trusses, you will need to have a crane onsite to lift the trusses to the roof. At the same time, you must ensure the plywood for the roof is onsite. Consider having larger items such as tubs and showers delivered during framing since bringing them in later may be trickier. This is an ideal time to bring your cabinet sales person in to mark the layout of all your cabinetry.
- Heating and Plumbing: Before roofers come to do their work, heat vents should be installed. And, because plumbing is more restricted, heating should start first.
- Roofing: Once the framers are done their work and vents have been installed, the roofers can install your roof.
- Electrical: Have your electrician start wiring. Don’t forget to do a walkthrough and indicate where you want your outlets located.
- Doors and Windows: You can lock and secure your house once doors and windows have been installed. When shopping for windows, note some do not include screens and night locks in the price.
- Inspections: Heating, electrical and framing inspections must be conducted for your safety.
- Brickwork, Rockface, Siding, Soffits, Gutters: Most siding companies will also install the soffits and gutters.
- Decking: Once the siding is secured, decking can get started. Please note that if your deck is higher than 24” off the ground, a railing is required.
From the outside, your new house has taken shape and now resembles a home. The necessary structure is in place for the proceeding steps.
- Insulation: Now is time to install your home’s insulation. But, if you plan on using blown-in insulation, it must be installed after the ceiling has been boarded. Polyvapour is placed between the insulation and drywall, and the insulation is sealed around the windows, doors, and all outlets. And, did you know insulation can do more than temperature regulation? It can also be used for soundproofing bathrooms, bedrooms, and in between floors. Please note this is the perfect time to have your drywall delivered.
- Drywall: After the insulation has been inspected, it’s time to install your drywall. The boarding goes up quickly, but the speed of taping and sanding can vary depending on the season. From tapered edges to ultra-light, we have what you need.
- Cleaning: Your home has been an active construction site since the project began, so it only makes sense to give your home a thorough cleaning before you begin the finishing work. That way you will not be installing cabinets and floors over dirty surfaces. Don’t forget to pick out your light fixtures at this stage
In this stage, you will complete both aesthetic and necessary work to finish your interior.
- Finishing: Buy and bring in all your finishing materials such as moulding, flooring, paint, etc.
- Moulding: Consider the many types and places for moulding: walls, windows, doorways.
- Painter: It is often wise to paint your kitchen and bathroom first, so your cabinets can be installed earlier. This is also a good time to caulk the trim to create a seamless appearance.
- Install the Cabinets: Once the painting is complete, the cabinets are ready to be mounted.
- Tile Work: This is the time to install ceramic tiles.
- Plumbing: Have your plumber install kitchen and bath fixtures such as: sinks, faucets and toilets. This is also the time to hook up your fixtures to a water tank. We have what you need at Kent.ca, so check it out.
- Light Fixtures: Have your electrician hang your fixtures and put on your wallplates.
- Flooring: You will want to prevent damage such as dents and scratches, so flooring installation is the final step.
Pre-Construction Preparation (12 Day)
- Liability Insurance – When determining the recommended and required insurance coverage, ask your lender for advice.
- Builders Risk Insurance
- Temporary Facilities –Depending on your project, you may need to bring in a temporary toilet and dumpster.
- Locate Utilities –Contact power and natural gas companies before you excavate. You do not want anyone to get injured, nor do you want to be liable for damage caused to underground utilities.
- Install Temporary Utilities –Contact your local utility companies to hook up temporary water and power.
- Building Permit Issued –Contact your authorities to learn about the building permit process. Give yourself plenty of extra time to get the permit organized.
Phase 1 Foundation (25 Days)
- Determine Footing Depth
- Layout Footings –When determining the foundation depth, be sure to consult the depth of the sewer connection. Also, keep in mind that the footing must be set below the frost line.
- Form and Square Footings (this includes rebar) –To ensure there is enough space for the layout of footing and foundation forms, excavation 3-4’ beyond the footings is required.
- Footing Inspection
- Pour Footings –This step is crucial. If the footings are done incorrectly, the layout of the structure will be incorrect as well. To avoid complications, the inspector will check the setbacks, layout of the footing and the reinforcements.
- Strip Footing Forms
- Set and Square Foundation Forms
- Foundation Inspection
- Pour Foundation –If you are going to use concrete masonry units (blocks), please note they take longer to frame than foundations that are poured in place. Additionally, you may want to consider insulated concrete forms for your foundation walls.
- Order Framing and Windows
- Measure and Order Trusses –It is beneficial to measure the foundation after it has been prepared and order trusses based on those measurements. When measuring the foundation, it is important to take masonry veneers into account.
- Strip Foundation Forms
- Damp Proofing and Window Wells
- Fill and Level Basement Floor –When choosing fill, keep pea gravel in mind. It is always an excellent choice because it is 100% compacted. You can use native fill, but it must be compacted to prevent the slab from shifting too much.
- Sub-rough Plumbing
- Sub-rough HVAC –Unless you plan on using a radiant floor heat system, the HVAC is not installed under the slab.
- Sub-rough Inspection
- Install French Drain
- Install Water, Sewer, and Electrical Laterals –Generally speaking, it is best to install the laterals at this stage, not at the end of the project.
- Cover HVAC and Plumbing
- Lateral Inspection
- Backfill, Grade and Bury Laterals
- Install VisqueenVapour Barrier –It is best to install this barrier before pouring the foundation. By installing this first, you can prevent unwanted moisture from rising through the slab.
- Pour Basement Slab and Garage Floors
Phase 2 Framing (30 Days)
- Deliver Floor Package – In order to avoid theft, limit the amount of excess lumber on site.
- Frame House –If the basement will remain unfinished, only load bearing walls need to be constructed at this time.
- Deliver Second Framing Package
- Deliver Roof Trusses –Always ensure the engineering specs are delivered and stamped because the inspector will want to verify them. Additionally, measure the roof trusses before they are hoisted.
- Install Doors and Windows –Ensure the contract clearly specifies who will install the exterior doors and windows. Usually, this is done by the framing crew.
- Kitchen Cabinet Layout –This is an ideal time to bring in your cabinetmaker. The cabinetmaker will compare the plans against the actual floorplan, and if you do not have detailed cabinet drawings, he can help determine the layout.
- Order Roofing Materials
- Install Garage Doors
- Framing Inspection
- Rough Plumbing Installed
- Roofing Materials Delivered
- Rough HVAC and Gas Lines
- Plumbing Inspection
- Order Drywall Supplies –Before you order, evaluate your structure for a close estimate.
- HVAC and Gas Line Inspection
- Schedule Gas Lateral
- Rough Electrical Install
- Electrical Inspection –This step requires the building inspector to visit your site. The inspector will give your home clearance for the Power Company to install permanent power.
- Schedule Permanent Power
Phase 3 Interior Work (35 Days)
- Deliver Drywall Supplies
- Wall Insulation
- Insulation Inspection
- Mark Electrical, Plumbing, and HVAC –Before installing the drywall, mark the location of switch boxes, lights, and return ducts on the floor, so they can be easily found.
- Install Drywall
- Temporary Heat –If the temperature falls below 12°C inside the house, temporary heat is needed.
- Blow-in Attic Insulation
- Drywall Nailing Inspection –Because screws are superior to nails, drywall panels are only nailed to temporarily fasten the panels to the walls.
- Order Finish Package
- Tape and Texture Drywall
- Deliver Finish Package
- Finish Carpentry –Your finish trim will be installed at different times depending on whether it will be painted or not. If you are going to pain the trim, the carpenter should install it before painting. If you are not going to paint the trim, it can be installed after painting.
Phase 4 Exterior Finish (28 Days)
- Install House Wrap
- Roofing –Metal or tile shingles require plumbing and HVAC penetrations to be completed before roofing starts. If you are using asphalt shingles, the penetrations can be made after installation.
- Masonry –This is only done as a veneer and is not intended to bear a load.
- Siding and Stucco
- Concrete Preparation and Final Grade
- Soffit and Fascia
- Pour Driveway and Walkway –Sometimes uncooperative weather requires the driveway and walkway to be loosely placed at the beginning of the project. If you want the surface to last, caution must be taken to avoid cracking and staining.
- Foundation Parging –This procedure is done to cover imperfections in the foundation by applying a thin stucco mixture.
- Exterior Painting –If you are going to paint the siding too, add 3-5 days more to the schedule.
Phase 5 Interior Finish (32 Days)
- Order Appliances
- Finish Tub and Shower Walls
- Install Resilient Floors –This includes laminate, hardwood, tile, vinyl, and stone flooring.
- Install Cabinets and Countertops
- Deliver Appliances –Keep in mind that the longer the appliances sit in an empty house, the more likely they are to be stolen. They can also be damaged during the final days of the project.
- Finish Carpentry –After all resilient floors are down, the carpenter can install the baseboard.
- Install Appliances –Your contract should outline who will install the appliances. It can be done by the appliance company, the plumber, or the electrician.
- Finish Electrical
- Finish Plumbing
- Touchup Paint –Any work done by the carpenter during this phase must be prepared and painted. Also, imperfections in the paint can be fixed now.
- Install Carpets –Wait until as late as possible to install the carpets to prevent them from damage by workmen.
- Finish HVAC
- Install Hardware –This includes house numbers, towel racks, and mirrors.
- Final Inspection
- Certification is Issued –The owner or representative will determine the project is complete according to documentation. A Certificate of Substantial Completion will be issued and attached to this documentation. Also, this marks the start of the warranty period.
- Final Cleaning
- Complete Punchlist –The contractor must complete the items in the punchlist based on the timeline given in the Certificate of Substantial Completion.
- Move In!