Design & Technical
To be ready for permit application:
To be ready for permit application:
- Architectural design To develop the plans to meet the needs and wants of the homeowners using 3D design and rendering to convey the concepts and spacial features. Sun study is included in this by setting the date, time of day, and latitude to view how the building and the windows interact with the natural sun.
- Geotechnical certification A geotech engineer assesses the ground conditions for load bearing capacity -which the structural design relies on. Also the surrounding land mass stability and water flow management during heavy rains.
- Structural design We design the space as well as the structure from footing to roof top. When requested, we use an independent engineer to review our work and certify the design.
- Energy audit -To assess the energy efficiency of the entire building envelope from under-slab to roof top as well as energy demands of all appliances, heating, and venting systems. The cost of the local energy is also used to calculate the cost of maintaining comfort in the home. The BC Building code has a new 5 step code system being phased in. In some municipalities it is fully adopted in most it is still optional. There are often incentives to gain efficiency and with a full balanced design we can easily attain Step 4 and 5.
Fortis currently applies a blanket rebate of $8,000 for a step 5 home and $4000 for step four. The project must be at mid stage Jan 31, 2020. -Mid stage would indication all mechanical in place. Energy performance is verified by an independent energy audit and on-site testing for air tightness. Check out Fortis incentives here: https://betterhomesbc.ca/rebates/fortisbc-new-home-program/
Mechanical, Electrical, and Plumbing (MEP) design does not have to be detailed in plan for a single residential permit. Specifications do need to meet or exceed the energy audit performance levels. We include full specifications on the plans. Installation detailing for MEP is left to the trades providing the work -which usually works and it is their duty and responsibility to meet code for their disciplines. We do prepare the layouts to accommodate ventilation and lighting areas -which really helps installation efficiency.
Mechanical has the most to do with the energy efficiencies in terms of services the home for heating and ventilation and AC (HVAC).
Electrical layouts done in advance are good for pricing purposes, but in reality the final locations of plugs and switches involves the electrician meeting code and verifying with the owners to include their preferences on lighting and switching and extra plug locations.
Plumbing fixtures are located on the basic plans, but actual specification of specifics of fixtures is the GC or the architect's job depending on their scope of engagement. The installing plumber must meet code for the work provided. Sewage drops are always marked on our plans.
If a general contractor is managing, the trades report to the GC. A homeowner GC can rely on the report from the energy auditor for specifications, but the quality of the provisions always comes back to the GC monitoring the work.
Mechanical has the most to do with the energy efficiencies in terms of services the home for heating and ventilation and AC (HVAC).
Electrical layouts done in advance are good for pricing purposes, but in reality the final locations of plugs and switches involves the electrician meeting code and verifying with the owners to include their preferences on lighting and switching and extra plug locations.
Plumbing fixtures are located on the basic plans, but actual specification of specifics of fixtures is the GC or the architect's job depending on their scope of engagement. The installing plumber must meet code for the work provided. Sewage drops are always marked on our plans.
If a general contractor is managing, the trades report to the GC. A homeowner GC can rely on the report from the energy auditor for specifications, but the quality of the provisions always comes back to the GC monitoring the work.
Homeowner-Builder OR General Contractor?
There is a lot of satisfaction in building your own home and that's a beautiful thing. However the new rules created by BC Housing Authority require homeowners to have their designation as a registered "Homeowner Builder". This involves education, study and a written test in the business and technology of basic building. This is a good thing that any homeowner wanting to build is well off to have. Many areas in BC have a study course for homeowner builders. Here is a link to the exam study guide -copy and paste this in your browser. www.bchousing.org/licensing-consumer-services/owner-builder/exam
A homeowner General takes on the ultimate responsibility of everything that occurs on the site. Option to hire out all work is part of that -or personally taking on some or all the the many tasks of putting the home together.
General Contractors (GC) play an important role in the building business. They translate their clients vision into reality . The wants and needs of the customer develop a long list of features in the home. The builder has to meet and exceed the building code, satisfy the requirements, monitor all work occurring on site, of the BC Housing Authority, and take responsibility of your home's well being for 10 years according to the terms of the New Home Warranty. GC's are mandated to apply the New Home Warranty -that is the law. The GC has a lot on the line when they build your home and they cannot rescind that responsibility under any circumstance -its a very big job to do well.
A link to look at the BC Housing site:
www.bchousing.org/licensing-consumer-services/
One important consideration for homeowner-builders is whether to get New Home Warranty. That is a savings of +$8000 and a $10,000 bond for 10 years. A homeowner-builder should consider the New Home Warranty if they are financing the build through a bank, or if there is a need to sell the home within the 10 year mortgage the banks require a new home warrantee on all new homes under 10 years old. No warranty and you will be stuck with cash buyers until after 10 years.
There is a lot of satisfaction in building your own home and that's a beautiful thing. However the new rules created by BC Housing Authority require homeowners to have their designation as a registered "Homeowner Builder". This involves education, study and a written test in the business and technology of basic building. This is a good thing that any homeowner wanting to build is well off to have. Many areas in BC have a study course for homeowner builders. Here is a link to the exam study guide -copy and paste this in your browser. www.bchousing.org/licensing-consumer-services/owner-builder/exam
A homeowner General takes on the ultimate responsibility of everything that occurs on the site. Option to hire out all work is part of that -or personally taking on some or all the the many tasks of putting the home together.
General Contractors (GC) play an important role in the building business. They translate their clients vision into reality . The wants and needs of the customer develop a long list of features in the home. The builder has to meet and exceed the building code, satisfy the requirements, monitor all work occurring on site, of the BC Housing Authority, and take responsibility of your home's well being for 10 years according to the terms of the New Home Warranty. GC's are mandated to apply the New Home Warranty -that is the law. The GC has a lot on the line when they build your home and they cannot rescind that responsibility under any circumstance -its a very big job to do well.
A link to look at the BC Housing site:
www.bchousing.org/licensing-consumer-services/
One important consideration for homeowner-builders is whether to get New Home Warranty. That is a savings of +$8000 and a $10,000 bond for 10 years. A homeowner-builder should consider the New Home Warranty if they are financing the build through a bank, or if there is a need to sell the home within the 10 year mortgage the banks require a new home warrantee on all new homes under 10 years old. No warranty and you will be stuck with cash buyers until after 10 years.
LIFTING EQUIPMENT OFFERED TO ASSIST:
54' REACH PLUS JIB EXTENDABLE MAST FORKLIFT
32' SPIDER CRAWLER CRANE
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An example shown below is our design of the garage roof as it takes shape with our pre-fabricated hip roof. Thanks to our precision fabrication team the pre-insulated hip beam roof meets the corner perfectly where the hip beam supports. For this to happen a long wall in one piece 26 ft long x 10' high had to be built inside of 1/8" inch accurate and the same for the roof assembly in 3 pieces to be fit together onsite. All of this interpreted from a flat piece of paper with drawings on it.
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In 30 years we have designed and supplied hundreds of custom homes and we also have some smaller footprint homes pre-designed that are solar and production optimized. All designs include structural design and heat loss & energy audit prior to being submitted to an independent registered energy auditor. We are able to specify and plan service ways for all mechanical needs, which can save time and improve the quality of the installation.
We take great pride in our work from optimized design to precision components built by craftsmen with decades of experience in mastering woodworking. The experience of our fabrication personnel covers the full range of forming concrete to framing to intricate finished products including timber and stair systems, finishing, and custom cabinetry.