Your go-to blogs if you want to learn about the "how-tos," "methods," "tips," and "trends" related to construction.

Homeowners/contractors who face challenges and hardship complying with the bylaws are recommended to appeal to the Board of Variance for its relaxation. The process happens once a month and the appeal made before the board can either be approved or denied. Check the flow chart below to be familiar with their process: 

Note that, if the appeal is denied, the Board will not hear another appeal based on the same variance for the same property within one year in accordance with the Board of Variance Bylaw Section 14. In short, it is very important not to miss the opportunity to get approved, or else the month-long process could turn into a year or so. 

Aside from what we have mentioned earlier, the property must meet four conditions. And they should ultimately be part of your reasoning. Let’s discuss each one in the next section. 

1. The property in question cannot yield a reasonable return unless a variance is granted

In our Watling St. project, the need to go beyond the measurement set for the front yard and vision clearance intersection set by the City of Burnaby is vital because it may disrupt the whole house plan, may take longer than expected, and ruined the supply chain we have prepared. Therefore for us to prevent these issues, the relaxation of some zoning bylaws was requested.

2. The need for a variance is due to the unique circumstances of the property and not to the general conditions in the neighborhood

The exact address of our site in Watling is one of the four unique properties in Burnaby. They are unique as they are reverse pie-shaped lots with forced back lane driveway access. Where the front of the home is wide, the rear side of the lot is narrow and lane-facing. Most pie shape lots are in cul de sacs, where they have the wide side of the lot like the rear yard and you would have a front driveway on the narrow front section. The other 3 properties are 4761 Watling Street, 4738 Victory Street, and 4758 Victory Street.  

What makes it one of two unique properties is that those two homes on Victory Street, have an at-grade section that is currently filled with gravel where people can park cars, while the two on Watling Street, have a landscaped ditch that prevents cars from parking and extends the distance from the road with a wall of foliage. This ditch was a city of Burnaby initiative to help reduce Stormwater Runoff. This distance is 13 feet. So we have a perceived 34 feet distance from the street to the front of the proposed home for my home if a vehicle was parked there. Those homes on Victory Street, such as 4738 Victory Street, would appear approximately 26 feet before seeing a vehicle. What is being asked of us is to put our home 37.58 feet away from these parked vehicles (12 ft more than similar reverse pie-shaped lots). 

For the typical pie-shaped lots in cul de sacs, having the 24.61ft is simply done. Homeowners just have to place a driveway/garage in the front. It is very practical and easy to follow. However, with this home blocked by that vegetated/treed storm water ditch, and a rear lane requiring the vehicle to park in the rear, building a driveway/garage is quite complicated. Thus making the intentions of the bylaw make us feel a bit impractical because it pushes the home towards the back and at the same time, the garage is restricted due to the rear distance vision sight line requirement.

Also, compared to the block of homes on Watling, 24.6 feet front setback would put us awkwardly in the furthest back position of all the homes on the street. 

3. The granting of a variance will not alter the essential character of the locality

The vision clearance of all the other pie-shaped lots on this block all utilizes 0 ft of clearance since they all have 6 ft or greater fencing or vegetation. The board may think that 0 ft of clearance might be unacceptable, but in reality, the vision on the adjacent side is quite clear due to the fact, that this corner isn’t a typical 90-degree corner. The shape of both lane way entrances, is a slow curve on a 30 km/hr speed zone, with massive speed bumps. That from the edge, allows you to see 244 ft of vehicular activity (the entire distance of the park to the other laneway entrance) from your front perspective. In contrast, a 90-degree laneway limits your vision. I have included images of both laneway entrances for referencing all with the current situation of 0 ft clearance. We are planning to do 12.33 ft which will significantly increase vision clearance. These changes will not alter the essential character of the locality and will not impact the neighborhood negatively. Instead, they could contribute positively since it optimizes the capacity of the residents to avoid accidents and unnecessary hustles. 

4. The hardship is not the result of action taken by the applicant or a prior owner

The home was originally built in the 70s and since it was bought no significant changes were made to alter the property. Thus all the hardships were not caused by any action taken by the current or previous owners. 

With the 4 pillars of reasonings, as well as the points and actions mentioned in our previous blogs, our appeal has been approved and the Burnaby permit was finally granted to us. 

The video below is the actual process that our team underwent with the Board of Variance regarding our appeal: 

Board of Variance - 4737 Watling Street

NOTE: Before the hearing took place,  one of the board members even walked around the property one evening to inspect our site in Watling. (Seems like we passed the inspection, 😄)

Getting a permit may sometimes be challenging and complicated but there’s always a way. We hope that you were able to take advantage of this information and apply the methods which you find applicable to your situation once you encounter problems in getting your Burnaby permit. 

Aside from what we have mentioned earlier, the property must meet four conditions. And they should ultimately be part

Some bylaws can be relaxed but they depend on certain reasons. 

The Board of Variance Process and 4 Pillars Reasonings

The waiting time, even if it is short and quick as six months (five months prior to the Board of Variance + one month Board process), can sometimes feel like it was stretched out to twelve months especially when new problems arise. 

In this blog, we will share with you the struggles we encounter while waiting for the permit to be approved. During the last few days of our journey in getting the Burnaby Permit, someone managed to dump their garbage off at our site in Watling St. even if it was fenced up. 

To resolve the problem, the team reported it to the City of Burnaby for wrongful disposal–which is apparently a very common issue faced by homeowners and contractors while waiting for their permits. The city later on cleaned up the garbage and James, our construction manager made sure to lock each and every possible way of entry to avoid possible illegal dumping and squatting while we were waiting for our permit to be approved. 

Illegal dumping and squatting is a common struggle faced by most property owners in Burnaby, particularly those who owned or bought properties that remained idle for long periods of time. These properties, known as “zombie homes”, have become a haven for the homeless and a headache for owners who wants their properties renovated or demolished for new construction. According to Burnaby Now, the number of zombie homes went up in the previous years. An alarming statistic that most homeowners believed to impact the price of homes. 

To help decrease the level of zombie homes, we have presented the struggles we faced in hopes of having our variance considered. And thankfully, it was considered! 

In our next blog about our experience in getting the Burnaby permit process, we are going to share the four pillars of reasoning that should be included upon submitting an appeal to the Board of Variance. Stay tuned. 

During the last few days of our journey in getting the Burnaby Permit, someone 

Delays in getting permit are not the only issues that can be encountered during the initial construction stage. There could be more and knowing some of these struggles might help  contractors prepare for the worst.  

Burnaby Permit Delays Lead to Unnecessary Struggles

The pre-construction stage is very crucial in determining the success of the project. Without the approval of the city in charge of the building and development, the whole project will not materialize and all the planning will turn into waste. If you’re planning to build a single family home in Burnaby, Lucullan Properties highly suggests that before you plan with your architect and contractor, let them visit your site first to review all the requirements as well as the do’s and don’ts to prevent paying the high cost of doing major revisions or incurring heartbreaks because you have to compromise your house plan. 

Success is not guaranteed though. There’s going to be some obscure and minor fine print in the city bylaws that make no logical sense. Sometimes, even if you’ve done many tasks with your contractor, unforeseen issues may still come up resulting in the rejection of your house plan. But don’t worry! In case you encounter this type of issue, there’s still a solution for your permit to be approved. We, at Lucullan Properties, have experienced this issue first hand and in the next three blogs, we will be sharing with you what we did to have our permit approved including the timeline, the struggle, and the Board of Variance process. 

In one of our current projects, we encountered some trouble in getting a permit due to the measurement set for the front yard and vision clearance intersection which went beyond the requirement set by the City of Burnaby. Please note that these happened due to the unique circumstance of the property and did not cause any negative impact to others. For these reasons, our next step was to appeal to the Board of Variance. The Board of Variance is the governing body in charge of the relaxation of the zoning by-laws that may conflict with a property. The process with the Board usually takes a month but coincides with the Board of Variance’s meeting. We had to submit out proposals at least 2 weeks prior to the meeting to get on their meeting’s agenda.  And if the variance is not approved, you cannot apply for a variance for another year. When we had ours, thankfully, only took us about one month and we were approved. Thanks to our team who worked passionately and wisely to ensure that all the requirements were complied with, and to the Board of Variance, for considering our appeal to have our permit granted. 

If you’re wondering how it’s done, let’s now dive into the details of our Burnaby Permit Process for our Watling St. project. 

Last February 15, we received an email from the City of Burnaby’s representative stating that the plan we submitted had some deficiencies. According to her, the design isn’t complying with quite a few of the bylaw requirements and she recommended we go to the Board of Variance. The city’s response was immediately brought up to the Watling St. team to be addressed. The team carefully reviewed the comments revised the plans and studied the requirements needed to deal with the Board of Variance successfully. To get started with the Board of Variance process, we put together a hardship letter (letter of appeal) based on the recommendations and suggestions made by the representative and our team. Here’s what happened after: 

March 5: The hardship letter, along with the revised plan was sent to the Board of Variance.

March 17:  Lucullan Properties received the Board of Variance’s response regarding the hardship letter we sent and advised us about the schedule of the zoom conference where our appeal of variance will be presented and judged. 

April 7:  The meeting with the Board of Variance was held, we argued our case, and thankfully, our appeal was considered, and finally, we had our permit*! 

The timeline above may seem fast and smooth but in reality, it’s not. We encountered many struggles related to our property overall through the permitting and variance process and we will be sharing them with you in the coming blogs. Stay tuned. 

*Overall, it took us six months including the five-month waiting period prior to the Board of Variance process which just took a month. 

If you’re planning to build a single family home in Burnaby

There are no specific formula to shorten the board of Variance process but learning from the timeline of others may help.

Known for its beautiful outdoor views, the presence of homes that feature large, floor-to-ceiling windows in the Tricity (Coquitlam, Port Coquitlam, and Port Moody) cannot be questioned anymore. Single family dwellers love to have window walls because they provide unobstructed views of the beautiful sky, bring in loads of natural light and provide a greater connection with nature without compromising indoor comfort. Because of these benefits, the number of home buyers who preferred window walls for their custom homes has grown significantly over the past years. 

Considering these changes, we at Lucullan Properties prepared 3 tips that homeowners can review in order to choose the right window wall for their custom home located in the Tricity. 

1. Determine the best material to use based on your climate. 

Last year, some parts of British Columbia have been at the epicentre of two top-end weather extremes within the space of a few months (Euronews). According to Environment Canada, the previous extreme weather conditions that the region suffered is mainly caused by climate change. With this in mind, if you’re currently planning to convert your traditional concrete walls into glasses, you need to ensure you get the best for your custom home. The brand, Innotech from Surrey, BC could help you avail the right materials for your window walls. Innotech offers different types of windows based on your preferences. In particular, they offer “Picture Windows” that features a defender hardware system with multipoint locking hardware, steel reinforcement, and welded frame and sash construction work together to defend your home from Mother Nature and casual intruders (Innotech).  Know more about the feature of Picture Windows here.   

2. Inspect the features of the glass wall

Once you were able to know the type of glass window to install, the next step is to inspect its accessories–the threshold, as well as the hardware and finishes. 

A flush threshold is usually the most recommended when it comes to wall systems that utilize glass because it is known for its seamless transitions from indoor to outdoor, or from room to room. It cannot only provide a smooth indoor-outdoor experience, but most importantly it could protect your custom home from external and uncontrollable particles that may enter.  

In cases where flush thresholds are not available, simply make sure to choose a weather-resistant threshold for protection, especially during unprecedented typhoons. Get the advice of your contractor or your most trusted glass wall supplier for more tips. 

Aside from the threshold, another feature that should be considered is the hardware and finishes that will be installed on your window wall. Take note that aesthetics are not the only thing to consider but the long-term functionality of every feature that makes up your window wall. 

Always test the durability of the hardware and finishes, and the availability of it in the market in case it was destroyed unexpectedly. 

3. Review how you want your custom home to be set up

Once you identify the material that you think will be best for your window wall and inspect its features, the last thing you need to do is review the room layout. 

Will there be furniture or appliances beside the window wall?

These are very important so you can avoid unnecessary home setup revision especially when you’re planning to put a glass door beside your window wall, particularly the folding doors because it may require you to completely take out any furniture near it as they may obstruct or get in the way of the folding door. To prevent this problem in the future, review your setup now, or else, you may want to adjust the type of door you’ll buy so the home setup you have in mind will not be compromised. 

Single family dwellers love to have window walls because they provide

In a place where you can access the beautiful sight of nature, know what type of window can be best paired with your home to maximize the view. 

3 Tips to Get the Right Window Wall for Your Custom Home in Tri-Cities, BC

In 2021, the Canadian Home Builders' Association (CHBA) noticed another trend in homes all over houses in Canada--the appearance of painted wooden cabinets. Kitchen cabinets are no longer limited to steels and neutral colors. More homeowners from Vancouver, Tricity, and Canada as a whole have become open to the idea of painting and repainting kitchen cabinets with unusual kitchen colors because it saves them from the high cost of pulling a full kitchen revamp. However, note that, unless it is done correctly, painting kitchen cabinets may incur a higher cost. To prevent this from happening, Lucullan properties have prepared a step-by-step process on how to paint kitchen cabinets. It is always good to be prepared and knowledgeable by learning how professionals do it, so without further ado, here are the steps you need to know how to paint kitchen cabinets properly. 

Step 1: Inspect your kitchen cabinet’s condition

Can your kitchen cabinet accommodate a make-over? The answer to this question will be known once you have taken out everything inside it and inspected each part of it. 

How’s its condition? Is it warped, chipped, or damaged? If so, painting it might not be the best choice for your kitchen revamp plan.

Avoid the mistake of failing to recognize the condition of your kitchen cabinet and save money. Have your kitchen cabinet painted only if it can accommodate the make-over you have in mind.  

Step 2: Prepare your surrounding, materials, and the cabinet 

If the cabinet is in good shape, the next step is to prepare everything that you will use–the place, materials, and of course, the kitchen cabinet. 

Protect your kitchen floor and everything else in your kitchen. Tape a drop cloth or use a newspaper or another protector over the countertops and the surrounding work area before painting. 

Use the best materials available. Select the equipment that you are most knowledgeable with. For most non-professional painters, using a spray gun is highly recommended because utilizing a paintbrush on a cabinet usually leaves unwanted brush marks behind. If you still prefer a paintbrush, get a premium Sherwin-Williams nylon or polyester brush. 

In terms of paints and primer, we recommend purchasing directly from any Sherwin-Williams store if you’re from Coquitlam, Burnaby, or Port Coquitlam. The brand also partnered with some stores in Port Coquitlam, Vancouver, and more regions in Canada.  

Pull out the cabinets carefully and remove the doors off of the hinges. Don’t forget to label each kitchen cabinet that has been taken out, so you know where to return them.

Once the cabinets are taken out, clean them gently with a grease remover. Use a damp sponge to wipe the cabinets and let them dry for a while. 

Before fully starting the painting process, ensure that the cabinets are not too smooth or glossy by sanding them with a 100-220 grit sandpaper. Making the cabinet a little rough can make the application of primer smoother. 

Before priming, vacuum the cabinet and the whole workspace to ensure that no dust will settle in the paint or primer. 

The first step to priming your kitchen cabinets is knowing what type of primer will you apply. For wooden cabinets, Sherwin William recommends Extreme Bond Primer because this product provides exceptional adhesion needed to provide the proper foundation for any finish. 

As we stated a while ago, sanding is vital in ensuring the smoothness of the final coating. That is the reason why sanding will be done until the final coating. 

To start the second round of sanding, ensure that the primer is completely dry. Sand all surfaces using 220-grit paper or sanding block. Focus on areas that may have drips or pools until the surface is as even as possible so you can smoothly paint your kitchen cabinets. Once done, don’t forget the last step in sanding and that is ensuring that no dust will settle in the paint by using a vacuum cleaner or a damp cloth. 

Once the cabinet is cleaned and dried after sanding. prepare the materials you’ve gotten and apply the first coat of paint using your preferred equipment carefully. Upon painting cabinet doors or other similar large surfaces, you may opt to use a foam or microfiber paint roller instead of a brush or spray gun to save time. If you’re using a brush, apply in a thin layer and let dry for about 8 to 12 hours before proceeding to the next step. 

The way this is done is just the same as steps 3 and 5. 

The way this is done is also the same as step 6. Just like how you did every step with complete care and excellence, do this step with an equal goal–complete and smooth coverage for all surfaces. 

Step 8: Drying and reinstalling the kitchen cabinets back 

Dry your paint for at least 24 hours or longer. The longer, the better to ensure durability and easier reinstallation. Once your kitchen cabinets are fully dry, don’t forget to put back the hardware you initially took out. Make sure you clean the area where you will reinstall your kitchen cabinets. Install the kitchen cabinets carefully and test their stability to ensure everyone’s safety. Then clean the whole kitchen afterward. 

Repainting kitchen cabinets require knowledge, skill, and patience to ensure the success of your kitchen revamp plan. If you think you’re not yet ready for this but you want to spruce up your tired kitchen with freshly painted cabinets, we highly recommend seeking painting service providers. 

Getting professional help might be a little costly but this is better if you’re not that confident yet. The service of professional painters often costs around $1,000 and this might get higher or lower depending on the size of your kitchen, the location of your home, and other factors. If you’re from Coquitlam, Burnaby, Port Coquitlam, and Port Moody, asking for the help of certified single-family home constructors from the area will provide you with higher quality painted cabinets due to their connection with credible painters with proven expertise and access to professional-grade products. 

In 2021, the Canadian Home Builders' Association (CHBA) noticed another trend in homes all over houses in Canada–the appearance of

A step-by-step guide to help your kitchen achieve a “new” look without spending too much!

When you take into account all of the materials, equipment, contractors, and preparation, it can be quite costly. However, spending more in the renovation stages will also save you money down the line. 

I'm not going to sugarcoat it. Renovating your home can be costly if you want it done right. Although the actual renovation cost might change due to where your house is based and just how much of a fixer-upper it needs, you're still looking to shell out tens to hundreds of thousands. 

At the same time, spending money on ensuring your home is in a habitable state before renovation will save on costs down the line. The same can be said for the renovation itself. As another way of putting it, quality doesn't come cheap. In home renovation, you pay for what you get.

As we said, how much the overall cost will be, depends on a few different factors. Size, the region you live in, and how much work needs to be done should all factor in.

According to Home Advisor, renovation for a 2,500-square-foot home costs anywhere from $15,000 to $200,000. Here's a breakdown of that range: 

Low end: $15,000-$45,000 - covers inexpensive updates like trim, paint, landscaping, flooring, and counters.

Mid-range: $46,000-$70,000 - includes everything on the low-end, plus a bath or a complete kitchen remodel and possibly higher-end flooring.

High end: $71,000-$200,000 - covers low- and mid-range projects options, plus custom or high-end cabinetry, a chef's kitchen, a private dock with boat lift, double-sink, and vaulted ceiling in your bathroom, and an extravagant entertainment area.

Start by getting free estimates from local contractors

When you're planning to remodel your home, you should always ask the experts for advice. Asking questions can only broaden your mind, and any local contractors will be able to give you their estimates, which you can then take into account. Note that different contractors have different ways of showing you their estimates. So here are some tips: 

Never go with your first option. - If you have three contractors to choose from, and your first choice is the contractor who gives you the cheapest estimate, better validate your option first. The first contractor may present you with the cheapest estimate, but the 2nd or 3rd contractor offers much better work quality that justifies their higher estimates. While our guts are often correct, it is way better to verify things--after all, your home is at stake.

Interior projects: Kitchens, baths, flooring and electrics, painting, lighting, drywall, etc.

Roofing: Installation and replacement costs for various types of roofs, prices for materials (asphalt shingles, metal, cedar, slate, etc.)

Siding: Installation and replacement costs for the most popular types of siding, such as vinyl, wood, and aluminum. Also, siding repair costs.

Additional exterior renovations: Exterior painting of doors, windows, fences, decks, etc., as well as gutter repair costs.

Mechanical: plumbing, HVAC, solar panels, etc.*

*All estimates listed below are sourced from more than 40 medium-large general contractors and extensive research. 

Additions to your home can be as low-cost as buying a build-it-yourself sunroom or as expensive as full-scale house additions that scale up your house's resale value. 

Large sunroom (24 x 15 feet):  $23,000 (installation not included)

Small sunroom (9 x 15 feet): $15,000 (installation not included)

A common misconception is that remodeling the basement will be the easiest (and cheapest) job.  On the contrary, remodeling the basement also means you need to deal with plumbing and electrics. Taking this into account, as well as the sheer amount of physical work, you might be looking at similar costs to a small room addition.

As a DIY project by scratch: $15,000 - $25,000

With a proprietary finishing system: $50,000 - $75,000

With a contractor by scratch: $55,000 - $100,000

If you take plumbing out of the picture, renovating your bathroom can be a great DIY project. However, when plumbing is involved, it's going to get complicated and costly fast.

I strongly suggest calculating a quote for your bathroom based on square footage and tile installation. If you're just looking to do cosmetic updates or small remodels such as painting or tiling, you can do it yourself for less than $2,000.

Kitchen remodeling is a complex undertaking if you're planning to do it yourself. That's generally why almost every homeowner turns to expert contractors for this project. A good kitchen renovation also requires high-cost materials and appliances, so you're looking at that plus the cost for the contractors.

Full-scale remodel with contractor: $21,000 - $126,000

Full-scale DIY remodel: $20,000 - $50,000

Basic surface-level remodel: $2,000 - $20,000

Note: If you plan to do up your kitchen in 2022, find out what kind of investment return you'll get from it. It can aid you in budgeting for the actual project, so you don't lose money if you decide to sell.

If you are thinking about selling your home in the future, kitchen remodels are responsible for one of the highest investment returns. Roughly 70% of buyers pay special attention to the functionality of the kitchen as well as the aesthetics. 

A few kitchen remodeling ideas add the most value to the room, and they're not always the most expensive either.

Good floor installation has room for both worlds: DIY and professional. If you want to do the floor yourself, floor installations such as the plank, laminate, and tile vinyl are all super easy to do. However, it's always a good idea to call professionals for wall-to-wall carpeting and hardwood.

Sanding and finishing a hardwood floor: $3-$5 per square foot

Ceramic tile installation: $15-$28 per square foot

Vinyl tile installation: $4-$6 per square foot

Wall-to-wall carpet installation: $5-$12 per square foot

Handling the electrics on your own is a good way of cutting the price. While a lot of electrical work such as replacing outlets can be done by the homeowner, wiring new electrical circuits and performing a heavy-up is more of a job for a contractor. 

Heavy-up (increases electrical service): $1,000-$1,500

Running electrical circuits in open walls: $250-$400 (electrician); $25 (DIY)

Although most homeowners hire a professional plumber to help them out, there's been a rise in people doing plumbing repairs by themselves. This is due to the advent of push-fit connectors and PEX pipes, doing projects like water heater installation quickly done by homeowners.

Septic system installation: $4,000-$6,000

Sump pump installation (sans outlet): $500-$700

Copper pipe connection (with a push-fit connector): $5

Unless you're planning to oversee the entire renovation yourself, you need to budget in a contractor. Usually, they charge between 10-15% of the project's total budget. Therefore, for a renovation that costs $50,000, you're looking to pay a contractor between $20/hr and $150/hr.

Tip: See if you can negotiate costs on finish materials. Some contractors get discounts on retail prices that can save you some money.

The real key to renovating your home is to be realistic about what work you can and can't afford. If your property hasn't yet been checked to see whether or not it's in a habitable state, this should be your priority. The home should be safe and dry with working hot water and heating before you even consider beginning a remodeling job.

Sure, renovating your home can be costly - but it's also great fun. 

Unless you're planning to oversee the entire renovation yourself, you need to budget in a contractor. Usually, they charge between 10-15%

When you feel like it’s time for a renovation, will the cost really matter?

How much does it cost to renovate [my house]?

According to the report of BC's Economic Development Association, Coquitlam experiences tremendous economic growth. With good governance, industrialization, and decreasing crime rates, the city has attracted more immigrants to live and invest. Currently, the city has 23 neighborhoods based on the Real Estate Board of Greater Vancouver (REBGV), and these neighborhoods are expected to increase in the coming years. Each of the 23 neighborhoods has its distinct characteristic. Some neighborhoods are near the market, schools, and business districts, while some are more remote but are developed enough to home a family. 

These neighborhoods consist of communities from different ethnicities. The population's ethnic origin is mainly from Europe and Asia. Some of the most notable Asian communities are Koreans, Chinese, and Iranians. 

Based on the Census report by Statistics Canada, the average household income in the city is $74,383. This amount is quite a good indication of the quality of life in Coquitlam, considering that the cost of living is way much lower than Vancouver based on Numbeo. Aside from these, another good thing about Coquitlam is that the city's net financial assets have grown positively in the last five years. 

Coquitlam is definitely an excellent place to consider if you are looking forward to settling there. However, of course, before making your final decision, you also have to be aware of the possible issues that you may encounter when living in Coquitlam. One of those issues would be house invasions. Well, actually, this is not an isolated case because it could occur everywhere. However, in Coquitlam, expect that the house intruders are not only persons; they could also be bears and cougars. Your chance of encountering them is higher, especially if you want a house that's quite remote or near a forest. They may also invade your home if heatwaves occur. Aside from house invasion, other issues that you may encounter if you're considering Coquitlam would be problems with drought during rare extreme weather conditions and issues with delivery of goods and services to your home because most houses don't have visible unit numbers or addresses. 

The issues mentioned above are the most common issues you may encounter if you live in Coquitlam. Notice that those issues are pretty minimal compared to other problems that some locations face, but those issues could still negatively impact your home living. To protect yourself from encountering such problems, you need to live in a home that fits Coquitlam very well. A home that could bring you comfort, security, and convenience, an ideal Coquitlam home. 

Qualities of an ideal Coquitlam home and how to achieve it

If you're planning to live in Coquitlam, especially in areas near the forest, then your house should be designed in a way that makes it hard for the intruders--whether a person or animals like cougars and bears to come in. You have to make sure that your home could lessen or eliminate your chance of getting invaded. 

To achieve this, first, you need to research the designs that could protect your house from being invaded easily and seek an expert's advice.

Before your house construction or renovation, make sure to also participate in choosing the best and high-quality construction materials that are proven durable and long-lasting. Determining these materials will not only protect you from invaders, but they can also make your home stable and long-lasting, which will be the next quality that we are going to discuss. 

Even if Coquitlam has a moderate climate, there are still times when it could experience extreme weather conditions that may impact your home living if your house is made of substandard materials. So as early as now, invest in the house, you're planning to put up and start by ensuring that you have the right home builder who can assure that your concerns are taken care of. 

Coquitlam is one of the cities that strictly monitors its greenhouse gas emission. Make sure to support them by building a house that emits less carbon dioxide or, if possible, none. There are many ways to do this; one of the best and latest would be putting up Net-zero homes. This type of house can produce the energy it needs and make sure that no energy is wasted, which is a great help in reducing greenhouse gases. If a Net-zero home is not possible for you yet, you can still support the government by using appliances or organic products that are planet friendly. You can explore and practice green living too. 

This quality not only fits an ideal Coquitlam home, but it also fits many other locations too!

Complies with the industry standard and laws by the government

The ideal Coquitlam home is complete with the documents that prove that it complies with the rules and regulations set by the industry regulator --fire code, building code, other related housing codes, and of course, taxes. 

Can be easily found by delivery men and emergency responders

Make sure that the home you'll soon have has a visible address. While this seems normal in some locations, there are places in Coquitlam that it's not. This makes it hard for delivery guys and emergency responders to track their homes, which eventually slows down their service. Prevent this from happening by putting your house number on the most visible area of your house from the perspective of the delivery man and emergency responders. 

This quality not only applies to homes in Coquitlam but other homes as well. We all know that the comfortability of our home also depends on good indoor air quality. So make sure that your future home will be well ventilated. 

Has a balcony, patio, or Outdoor Living Spaces 

Coquitlam is a place that's rich in outdoor activities. If you live in a nearby area, make sure to tell your designer to place your balcony or patio in a location that overlooks beautiful scenery or a place where outdoor activities are held. Aside from these areas, you may also consider having a garden or an outdoor living space where you can stay alone or hold small parties and gatherings. 

Once you have your house, educate yourself on maintaining it correctly based on the season you're in. An ideal home must be consistently maintained to remain as awesome as it is from the very start. 

Safe and hard to invade, durable and long-lasting, environment-friendly, complies with the industry standard and laws by the government, can be easily found by delivery men and emergency responders, Airy and well-ventilated and lastly, has a balcony, patio or outdoor living spaces are the qualities that we believe an ideal Coquitlam home must have in general. But of course, it is not limited to those. This list could grow even longer as each of us has our definition of ideals. Make sure to include the qualities of your ideal home on the list once you're ready to start your own ideal home in Coquitlam. By doing so, you can achieve the comfort, security, and convenience that you want!

According to the report of BC's Economic Development Association, Coquitlam experiences tremendous economic growth. 

1. Pushing work after possession since warranty exists

Aside from the known home warranty providers, home builders also offer warranties to their clients. These warranties are usually handed out once the home construction is completed. While this sounds appealing, it could sometimes be used as an excuse by some contractors to compromise some of their work. 

Based on an article published by the Canadian Home Builders Association of BC, the most common defects recorded by warranty providers are related to wall and drywall problems which account for 13% of the total complaints, issues with the bathroom by 8%, problems on exterior doors by 8%, problems with the basements and windows which both accounts for 6% of the complaints. Based on the report, these problems arise due to complications brought about by changes in materials' size and forms when installed. 

Builders are familiar with these issues. However, the warranty makes some of them settle for less. Even if they see small loopholes that could ruin some parts of the house, they will ignore it in the meantime and solely wait until the homeowner discovers such and claim the warranty. For sure, you don't want to hire such types of single family home builders. To help you be mindful of the quality of work of your builder, see the following list for the kind of work that must be completed before possession. 

What kind of work must be completed before possession? (Should not be pushed and is a mistake)

It has to be livable and has a compliance inspection by the city. 

Electrical/Plumbing/Heating must all work. 

All-access to and from the buildings must be good. 

Exteriors - weather elements are kept outside, there is no leakage into the basement, windows can close. 

If your builder did any of the following work related to the list above after possession, that means they have committed a mistake. Well, pushing work after possession should not be an option because as much as possible, builders must make sure that their work is done efficiently. However, there are exceptions to the rule. Check the list below to know these exceptions.  

What kind of work is expected after possession? (can be pushed)

Seasonal items like landscaping. Because you can't plant trees in the middle of winter, and you can't necessarily do concrete walkways when it is scorching hot outside, and concrete will have shrinkage cracks. 

Items that don't show up right away or are not noticeable unless someone has used the home and lived there,

Works and house repairs related to the list above are the only acceptable reasons builders should push after possession. If your builder is doing many repairs unrelated to the list, it can be considered a red flag. Maybe it's time to reconsider your choices. However, if it's just a simple repair, perhaps you can still give them the benefit of the doubt. ;)

2. Failing to perform a check towards the end of the warranty period.

Typically, warranties provided by the builders last from two to ten years depending on many factors, particularly the one related to possible structural issues. Builders need to keep the length of their warranties in mind for all their projects so they will not forget to check the house before the warranty coverage ends. If builders failed to do this, it might somehow impact their reputation, especially if problems arise right after the coverage period ends. The client discovers that the builder is at fault with that problem. A responsible builder should perform some inspections at least one-two months before the end of the warranty period to avoid this problem.

3. Providing incomplete information during turnover

Some contractors leave their clients hanging right after the house construction. This should not happen. Turning over projects to clients is like selling a gadget or appliances. Contractors should not fail to provide their clients with all the necessary documents to manage the new home they built. Here's a checklist of documents that should be handed over to a single family homeowner once their house construction is done: 

Certificate of substantial completion (issued by the local city regulator) - this document certifies that a project is genuinely completed and that the house is inspected and deemed finished accordingly.

Complete home operation manual - these documents will help the homeowner understand their house's technical aspects. This document should also be demonstrated through a house tour so that homeowners learn the whereabouts of their new home, including the dos and don'ts.

Aside from providing all necessary documents, contractors should also inform their clients about some possible issues which were already foreseen in the pre-planning process to prepare their clients just in case it occurs. 

For homeowners, if your custom home builder failed to arm you with all information mentioned, insist on getting one.  

4. Not conducting follow-ups to check for satisfaction

Due to busy schedules, contractors sometimes fail to check their clients, especially during totally new seasons for the house--during its first year. If the house was built in the summer, then contractors should follow up on the house during the winter season when new issues may be encountered. 

To be consistent with the promise contractors delivered to their clients, they should inform their clients about their post-construction service. Whenever the contractor forgot to perform it, homeowners can take the initiative to communicate with their contractor. Such practice satisfies the homeowner; therefore, builders who aim for this goal must start updating their calendars already!



Pushing work after possession since warranty exists, Failing to perform a check towards the end of the warranty period, Providing incomplete information during turnover, and not conducting follow-ups to check for satisfaction are the must-avoid mistakes that builders must keep in mind to make sure that they deliver a house project of the highest quality from the beginning until some valid extent. 

Who among the general contractors, single family home builders, and renovators in Burnaby, Coquitlam, Port Moody, and Port Coquitlam do you think are well-equipt with these pieces of information? Once you have identified who they are, enlist them as your options in your next project. You'll definitely not regret it! :)

To ensure that home builders and homeowners achieve a smooth-flowing process for the entire project, we will complete the list by sharing with you the

Home builder’s jobs are not yet over even when the house construction is done!

4 Must Avoid Mistakes After Building a Single Family Home

In this blog, we have discussed the must-avoid construction mistakes that homebuilders must keep in mind before constructing a single family home. However, note that construction mistakes don’t stop there. Even if the planning is smooth, mistakes may still arise during and after construction. Thus, it is only important for contractors and homeowners to take note of these mistakes to prevent them from happening. 

For today’s writing, we will discuss the 10 must avoid mistakes that home builders should keep in mind during a single family home construction. 

Let’s start with all the must avoid mistakes related to insulation. 

1. Forgotten basement-wall and rim joist insulation details

Whenever someone asks you where you usually spend time when you're at home, you'll probably mention the great room, kitchen, bedroom, or balcony. Basement, for most of us, tends to be the last on the list. This is probably why some home builders and even homeowners don't emphasize insulating the basement walls. Since homeowners don't spend much time there, insulating its walls tends to be an option--this should not happen, especially if you're living in climate zone 3 or anywhere colder. Aside from it being part of the building code on those zones, basement wall-insulation should be done for the following reasons:

Insulation keeps the basement cool during summer and warm during winter -- which is the primary insulation function.

Insulation prevents your basement from becoming a breeding ground for mold spores.

Insulation of your basement walls will save you from the additional cost you may incur from replacing and fixing everything that mold spores have caused.

Another part of the house that most builders forgot to insulate is the rim joist. Rim joist is the main support that holds most of the wall and headers' weight built above them. Based on an article published by Family Handyman, rim joists are major sources of heat loss in many homes. If rim joists are properly insulated, homeowners can save more money since it helps in lowering the heating costs. 

2. Improper installation of fiberglass batts

Aside from ducts, installing fiberglass batts for insulation is another common mistake that must be avoided during home construction. According to the report, some builders failed to ensure adherence to some manufacturers' specifications. When fiberglass batts are poorly installed, and single family home builders didn't correct the mistake, their clients may be exposed to respiratory problems. In this article published by Willard heating and air conditioning, improper installation could cause insulating agents to release potentially harmful chemicals through evaporation. When homeowners inhale such gasses for extended periods, it could trigger asthma and breathing difficulties. Aside from serious respiratory problems, homeowners may also experience skin irritation, and worse, cancer.

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