Self Build in Canada
 

Hi everyone,

I have searched the site but found little or no reference to this topic so thought I would ask the question. Please be prepared, it is likely to be long, with lots of questions and seeking a lot of help. :scared:

My first question is simple - How easy is it to build your own home to a standard or doctored design in Canada?

Leading on from this I would ask the following questons;

1. How easy is it to hire conractors?

2. What sort of cost is it for a build (excluding land) - I know this is an open ended question but for a large 4+2 house what would it be to the nearest $50,000?

3. What sort of restrictions am I likely to face in Alberta?

4. Who has responibility for getting power and water to the property if it is out of town?

5. Can anyone point me to any contractors websites that will demonstrate plans, skills, abilities, costs etc etc

There, told you it was a lot to ask but I am seriously interested in any help that anyone can offer around this area please?

Regards

Grap

Re: Self Build in Canada
 

thanks for thread on building you own house , we too are interested in this and have done a little research , your questions will save me a lot of typing :)

Re: Self Build in Canada
 

LOL that is supposing that someone answers it :)

Re: Self Build in Canada
 

Having just returned from Calgary I would answer as follows:

1. Damn near impossible at the moment - that is partly why house prices are rocketing - the developers can't get enough skilled workers resulting in a housing shortage which has pushed prices up.

2. A large house would cost in the region of $250,000 (excluding lot), the higher the spec the higher the cost.

3. Would depend on what you want to build and where - similar to over here really in that you have to get the appropriate permission.

4. You will be - spectic tank/generators etc .

5. Google search on builders/Alberta etc will give you all you need - hiring them is another thing.

Hope this helped :D

Re: Self Build in Canada
 

This is a great help, thank you. Seems to me that the biggest issue is the resourcing of contractors to do the project, would this be accurate?

regards

Re: Self Build in Canada
 

i bet there are a few contractors in the building trade sat in the never ending queue waiting for visas. :D

Re: Self Build in Canada
 

LOL, anyboby who is should try the PNP programme then, they sound like they are in short supply

Re: Self Build in Canada
 

By far the biggest obstacle is finding someone to build your house in a reasonable time frame / cost.

Re: Self Build in Canada
 

Too right - I'm one of them ;) :p

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In all honesty - minor hiccups aside - this is the only real obstacle :rolleyes:

Re: Self Build in Canada
 

Thanks for the advice, very much appreciated

Re: Self Build in Canada
 

now i am going to throw a spanner in the works :eek: , thanks for the info but does this apply to ontario as well : :)

Re: Self Build in Canada
 

Pretty much. And it takes a long time to build a house here. This is a picture of the neighbour's house at the beginning of August last year.



Today it's been framed and has a roof but the exterior walls are just particle board.

Re: Self Build in Canada
 

not the fastest of builds then , we had a villa built in florida last year and it was up in 8 months , so i guess we can rule out building in ontario.

thanks for the help , it is really useful :)

Re: Self Build in Canada
 

Why does it take so long? Our builder has promised us 4 months from the date that they break ground to completion. Can quite believe it, around where we live at the moment houses are popping up like mushrooms. House opposite is just being finished and they poured the foundations in January.

Re: Self Build in Canada
 

Now that sounds like the place to live, where is that please?

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They promised the owner of that one that he could move in last Christmas but things just drift along here, there's no rush to anything; all recent immigrants must know that from the time it took to get their applications processed.

Re: Self Build in Canada
 

Hi Posi,

where in tuscany and what builder?? (the one opposite you I mean) Cos thats a lot quicker than it looks from where I'm standing!!

Butch

Re: Self Build in Canada
 

We are currently living in Tuscany, an area in the North West of Calgary although our new house is being built in Cochrane which is a small town just outside of Calgary, also to the North West.

The shortage of trades people is a big issue here. Our builders are crying into their beer because they are honouring the price that they quoted us. Framers have more than doubled their rates since we signed the contract last December. As an example they are now charging 43k vs 17k for a 1700 ft2 bungalow.

Once they do get started though, they get the job done really quickly. The problem is getting them started. We hope to get approval of our plans next week and a hole in the ground sometime next month. As our builders put it, "We need to get your house done as quickly as possible so that we loose as little money as possible. Are you sure we can't interest you in some more upgrades :)"

Re: Self Build in Canada
 

We're currently living in Tuscany Ridge View. The house is actually on the oppposite side of the lane behind our house but I was too lazy to type that much. Not sure which builder, will pop around the front to see when I walk the hounds tonight. We couldn't believe how quickly it has gone up.

My wife takes the rat run towards 12 mile Coulee Road to take my son to school in Cochrane each day and she just can't believe the speed with which houses are popping up along there either. Perhaps it's just our perception having watched two new houses go up opposite our house in Britain before we left. Took best part of a year, and that was for timber framed housed with just a single layer of brick on the outside.

Re: Self Build in Canada
 

My two penneth would be: Research, research, research. Yes it is easy to get a house built here (land availability issues aside), and the reason they are built so quickly is simple - they are quite literally 'thrown up'. It is very difficult to find quality (note I didn't say 'qualified' - that's the easy part) contracors here who really CARE about, and know what they're doing. Building codes are not only frequently not met or enforced, they are often barely 'adequate'!

Edited to add: Link to another thread on building: http://britishexpats.com/forum/showthread.php?t=359517

Re: Self Build in Canada
 

Have you googled ICF Insulated Concrete Forms (basically really big polystyrene hollow lego blocks. A 5 year old can lay them. They then reinforce them, with rebar and pour concrete in. Hey presto you have your shell up within a week. It is a bit more expensive than timber, but it is almost sound proof and has two layers of insulation either side and a concrete core - so tough as nails and warm as Iraq after an airstrike.

Alternatively if you want to get an instant house, look at modular home dealerships in the area. the houses are built in a factory in lorry sized bits. They then spend the six weeks or so it takes to build them to preoare your foundations etc, then on the designated day the bits turn up and by the end of the day you have your house. They then take a few weeks to finish it off, and add the bits they couldn't do in the factory. Big plus is that the factory have the same workforce, and they are inside, so no weather problems.

If you PM me I can give you some ICF manufacturers in Canada.

Re: Self Build in Canada
 

Yes I am aware of both of the above; but neither is of much relevance to my two existing houses :) The manufactured homes are built in much the same way as an on site house, so the 'building envelope' issues that are becoming prevalent now will likely still exist anyway.

I assume though, that you were directing this to Grap who started the thread.

Re: Self Build in Canada
 

True enough, but to go from the concrete shell to a liveable house you still need all sorts of tradespeople. It's a long way from here to there.

Re: Self Build in Canada
 

Thank you people, great thread and very helpful. I have heard of modular housing but do not know any manufacturers. This now looks a serious opportunity if I solve a few minor issues :) Getting land? Finding Contractors? Stopping leaks? Shoddy workmanship? and Cost? - other than that I am there :eek:

Seriously though, I will look up the suggestions and see what I can find out - might even post the results here for interested others?

Re: Self Build in Canada
 

Canadians are great, but -

Think in terms of Spain/Greece with snow - when it come to time frames etc.

Outside the cities, the culture is very much a case of - work all hours possible in the Summer to get good EI payments through the Winter (the dole!).

Construction guys whether one man bands or groups - like to have a few jobs on the go at once - if it`s raining they turn up for the indoor job - if it`s dry, the outside job and so on!

If you hire anyone - tell them you want it done by - at least 4 weeks before the real date (your secret!).

As there will be a massive over run - in Canada - it`s the norm`!

Also record THE HOURS worked by each individual each day.

Contractors will send guys in for the day, some will not return for the afternoon, they tell the boss a load of porkies and get paid, you will then be billed for hours not worked, stinging you and the boss, make sure (as I did) that this is corrected.

They will beg you to leave the keys - and you go off to work etc.

Do not allow guys to work for days on end unchecked.

It`s how they do things here, one reads that one has to be licensed to do this that and the other in the Canadian Construction Industry.

They are in general NOT - they know what they are doing - but most are unlicensed - that`s not to say they are crap - they are generally good.

Get a referral from a neighbour / friend as to who to hire in!!!

Re: Self Build in Canada
 

To answer your questions, having a house built is not difficult. You may choose to build a house in a existing development. You select your lot and from a list of plans offered by the builder. You may also provide the builder with your own plan. The builder with then determine his price for construction including the materials. In most new developments, the land developer either has selected a group of builders or the home builder is the developer. In these circumstances you are not permitted to select your own builder.

If you buy your own lot in town, which is often possible due to severances and so forth you can select your own builder or arrange for all your trades yourself and so self contract. In addition to the construction fees you will also pay a connection fee to the sewer and mains. You are responsible for providing all services to your lot.

You should consider construction costs, outside of your lot purchase of about $125 to $150 per square foot. The cost per foot is driven by your finishes and other lot considerations such as whether you need to have a septic system installed. If you are in the countryside, you will not only need a septic, but will likely need to have a well dug. A water treatment system to remove iron and other minerals that will gum up your water works including a water softener may also need to be installed.

Building a house yourself on your lot is often a lifestyle choice. Don't expect to spend less on building your own house then what you would spend going the builder route. You will only spend less if you are capable of completing work yourself. You would still need to have a certified gas fitter and other trades for a number of phases of the project.

Re: Self Build in Canada
 

I really can't believe you said a number of things you said.

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It's about six months to completion here from breaking ground. Mind you, houses here are basically reinforced paper and wood.

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The Builder is Bay West. I may have been over optimistic about how quickly this one is being finished since the dogs and I had a quick peek through the windows and the inside still looks rather unfinished.

Re: Self Build in Canada
 

Yeah must agree they do put the shell up quickly (BayWest). You'll have to keep us posted on how long the inside takes ;)

Re: Self Build in Canada
 

We dont live in Alberta but Vancouver island BC.
We built almost 2 years ago prior to getting our visas, This was the Best time to build, as things had not gone mad as they are now.
We bought 1 acre of land and had 3 bed house build for £120,000!! Our house is worth twice that now!
We are tring to get a few addtions done, a bit of plumbing carpentry etc etc, and cant get anyone to come and do small jobs. They are all working on bigger projects or condo building. By this I mean whole subdivisions, not one off jobs.

The price of wood has risen, fuel is rising etc etc, and tradesmen are in short supply forcing prices to rise per sqaure foot.

We had a contract drawn up that gave the builder a time scale he had to adhere to or face penalties In total he took 8 months, and cut it fine in the end.

Check all builders out first, make sure they are licensed/ bonded etc. Get references and take them ALL up. Get a contract drawn up by a solicitor. There is lots of info on registerd builders etc on the internet, and it really is a case of doing your research, and visiting. If you find an area, go and see a few realators, who will tell you of any good bad areas etc. This is waht we did initially. We got one to email properties etc regulary, visited and he took us around many areas and explained the good and bad of each, he actually drew up the contracts with the seller and us, and it was 10 pages long.

Never buy land on a whim, before finding out how you will get water and electric there, if not already, If rura make sure you can get cable internet telephone etc easiliy. it is not always the case. The further you are from a town, the less you will find people willing to travel every day to your location to build. If you have children, make sure they are in catchment area for school bus, or you will be driving in every day, or may not even get them into the school you want. It takes average 45 mins for kids to get to school her on bus, in car it takes 15 mins!!

We are semi rural, and about 10km from town, and people think we are on the other side of the world.

Many people are moving her from Alberta. Some bought and are buying houses here in the hope of retiring or relocating. That was when prices were cheap for land.

Our acre cost £35,000 house cost £80,00 inc legal fees. Now the land is selling for three times that.

Whatever you build make sure it is something someone else would want to buy! Sounds daft but 4-5 bed two storey houses are so hard to sell around here, Too big for most people without kids to maintain and too expensive for young families. They can sit on the market for a year or more before selling. You may not be thinking that far ahead, but wil the average Canadian apparently moving every two years, you may find one you have arrived built and lived there a bit you too may want to move on.

We love where we are but it does not stop us looking as other houses, and maybe will build a gain one day, if we can find a builder!!!!

I seldom come on here now because I ma so happy and contented in my life her, and spend as much time as I can in the garden, and out and about.
No regrets at all, and so nice to be living in a new house. beyond our dreams until we came here!
best of luck

Re: Self Build in Canada
 

Hi, I am certainly not condemning builders here in Canada.

I suppose I just wanted to convey the things that might befall some newbies.

I just want to remind persons that the usual - "every barrel of apples has some nasty ones!"

I myself had no bad experiences - probably because I was firm with these guys from the outset.

Re: Self Build in Canada
 

Well - sadly, you'd have every right to. We're finding that it's a case of the barrel having SOME good ones (and boy are they hard to find!)! The sad part is, I don't think most are 'bad' as such, but just that they don't know any better (the company we just fired are proof of that - though they are purportedly 'the best'!! :rolleyes: ). Or even worse so - the fact that govt regulations are simply insufficient, or not enforced properly! There is little sense in my mind to handing over building inspection to a private business. Which is exactly what the govt has done (at least in Alberta; I can't speak for the other provinces).

Here's just one interesting link on the subject: http://www.canadiansforproperlybuilthomes.com/

Re: Self Build in Canada
 

The N.American systems are still work in progress, and therefore the longevity of systems are by definition unproven. The current preference of style, very tight homes with 6" exterior framing are only about 30 years old.
In these types of homes one of the major systems is 6mil Visqueen. This application although important is usually undertaken by non specialist workers and is a definite area anybody undertaking a self build needs to be on top of.
The use of certain types of stucco is a good example, EIFS or "California Stucco" was a popular and passed system on the Wet Northwest. It has been fraught with problems and lawsuits and created unsellable condo units in Vancouver.
For a self build I would avoid any sort of stucco as even good applications will probably fail faster than other cladding's.
N.Americans seem to navigate these inherent problems by moving more frequently and upgrading to bigger newer subdivisions. I have read the average time in home is about 5 years..
On a positive note the tradesmen are a lot better kitted out than Brit builders and can shift the finishing work faster than in UK.

Re: Self Build in Canada
 

Wow,

thanks guys and gals,

all very helpful, full of pitfalls and yet full of fun. I will be very very careful and do adequate research before commencing, thank you for all the excellent advice.

Prices look good but it really depends where you build I guess, off to do some research.

Take care eveyone

Re: Self Build in Canada
 

I notice you are in Harlow?

My wife and I came out of Standon nr Puckeridge!

I was driving for - Arriva / Harlow in 2003.
And - Meteor / Stansted Airport in 2004.

Small World?

Re: Self Build in Canada
 

LOL - the world is getting smaller - where are you now? How did your application go?
:)

Re: Self Build in Canada
 

I've been keeping an eye on this thread as I looked into self-building in the UK not so long ago and from what I can tell, the negatives of building in Canada seem to be the same as in the UK - problems with builders not turning up, delays caused by bad weather, lack of skilled workers (just watch any UK program on cowboy builders for examples :scared: ). I don't know about Canada but the main draw for self build in the UK (for me anyway) is that you can get a bigger, better house for the money. Unfortunately, the stress seems to increase in the same proportion.
I gave up on the self-build idea when the land I wanted failed to get planning permission for the third time. Personally, when I (eventually) get to Canada, I think I'll probably avoid the self build route - until I get the building bug again that is :D .