12 Things to Know when Choosing a Professional Con...

Posted on May 24th, 2013

1. Take Your Time to Find the Right Contractor

• Friends, Family & Referrals
• Online Review (Google, Homestars, etc.)
• Industry Associations:
  • GVHBA
  • Better Business Bureau
  • Georgie & Ovation Awards

2. What You Should Expect From Your Contractor?

• Integrity & Accountability
• Quality Workmanship
• Excellent Communication
• Value Driven Approach
• Network of Trades
• Valid Business License & Fully Insured (CGL & WCB)
• Certifications: Renomark, Built Green, etc

3. How Much Do Renovations Cost?

a.   Defining your Renovation Project

• What is your goal? (Problem to solve)
  • Structural or Cosmetic Upgrades
  • Lifestyle Choices
  • What is your vision? Do you need a Designer?
  • What is your budget? Do you require financing?
  • What is your timeline for completion?
  • What does success look like?

b.    Budget vs. Scope of Work

Budget

• Design                                                  
• Permit
• Renovation
• Relocation

Scope of Work

• Identify “Needs” vs. “Wants”

4. Meeting with your Contractor

• Prepare a detailed scope of work
• Share your ideas, expectations, visions & wishes
• Tour your home
• Show your contractor what inspires you
  • Publication
  • Pictures
  • Web site (Houzz, Pinterest, etc.)

5. Your Contractor Should Provide

• Detailed Proposal or Budget
• Proof of Liability Insurance
• WorkSafeBC Clearance Letter
• Confirmation of Warranty Coverage
• Industry Standard Agreement
• Client References

6. What the PROs Know
a.   Design

• Zoning – Set of rules that dictate land use (square footage, building height, setbacks, windows, etc.)
• Building Code – Set of standards enforced by local government for the structural safety & health of buildings
• Space Planning – Configuring the space for optimum use based on needs of the home owner
• Specifications – Choice of material finishes (counters, flooring, etc.), fixtures (electrical, plumbing, etc) & colors (paint, etc.)

b.   Permits          

• Development & Building Permits – Requirements, fees & timelines vary for each municipality
• Drawing Package – Preparing plans in the format required by the municipality
• (number of copies, scale, etc.) & based on building code compliance
• Letters of Assurance – Issued by architects or engineers
• Inspections – Municipal Inspectors, Bank Financing & Engineering

c.   Costs

• Consultants (Architects, Designers, Engineers, etc.)
• Permits & Fees (General Contractor, Trades, etc.)
• Construction (Trades, Elevator Use, Parking, Bins, etc.)

7. Renovating Your Condo: Remember thy Neighbours!

• PARKING – Ensuring trades have access for parking without disturbing your neighbours
• ELEVATOR – Needs to be booked in advance (Fee, wall protection, restricted use hours, etc.)
• DELIVERIES – Some construction materials won’t fit, other options: truck mounted crane, stairs, etc.
• CLEANLINESS – Common areas (Lobby, hallways & garage) need to be protected & cleaned daily or face fines
• WATER SHUT OFFS – Water supply & sprinklers shut-offs can be located in individual suites or building common areas & older buildings have shut-offs that can affect multiple suits
• FIRE SEPARATIONS – Construction methods to ensure a barrier against the spread of fire between suites

8. Strata Rules & Regulations

• Strata Council or Property Manager – Must approve plans & issue Authorization Letter PRIOR to building permit submission
• Security issues – Concierge or Building Manager for all trades to check in
• Sound transfer (floors, walls, etc.), window coverings, air conditioning, hot tubs, BBQs, etc.
• Working times – Can be more restrictive that what the municipality allows (shorter work days)
• Concrete or Wood Construction – Each has its own implications for engineering, design & construction

9. The Importance of Design

• Detailed drawings & specifications allows for accurate project costing
• Forms the “ROADMAP” of the project for contractor & sub-trades
• Drawing package should include:
  • Compliance to building code
  • Materials finishes & fixture selection
  • Construction details (Millwork, tiles, plumbing, lighting, etc.)
  • “Permit Ready” drawings complete with engineering plans

 10. Who Can Do Design & Planning Work?

• ARCHITECTS: Professional designation & certified by the Canadian Architectural Certification Board
• DESIGNERS: Varying skills ranging from interior decoration to skilled construction drawing & detailing
• DESIGN BUILD FIRMS: Offer design, estimating & project or construction management services

11. Do It Yourself Challenges

• TIME – Daily calls, scheduling, product ordering, materials pick-ups, meetings with inspectors & engineers, getting competitive quotes, checking out trades, supervision, etc.
• JOB SITE INJURIES – Need to ensure you have coverage as an employer with WorkSafe BC
• INSURANCE – Important to take out special insurance in case of any problems arise
• WARRANTIES – Get them in writing & supplying materials may void warranties
• TRADES – How to find them? How to get fair pricing? (Be weary of contractor who only work for cash)

12. Typical Project Phases & Timeline

• DESIGN PHASE (6 – 24 weeks)
  • Concept Development
  • Design Detailing
  • Permit Application

• PRE-CONSTRUCTION (2 – 4 weeks)
  • Permit Issuance
  • Scheduling of Trades
  • Placing Orders

• CONSTRUCTION PHASE (1 – 12 months or more)
  • Job Site Setup
  • Demolition
  • Construction

 Choosing a Professional Contractor

All eyes are on our latest completed project!

Posted on April 15th, 2013

Are you setting your eyes on something and just can’t seem to see straight? Don’t turn a blind eye on this problem. Rather make an appointment with one of our recent commercial projects, an Ophthalmology Clinic, designed by Klondike Contracting.

Our designer Jacqueline Pasquali combined bold greens and sky blues, set off with foamy whites. This created a tranquil and spa-like beach ambiance only a few steps away from Kitsilano Beach.

However, there is more to that project than meets the eye. The structure of the building did not allow any changes to its existing plumbing system, yet the eye clinic each required a washroom and each examination room a sink. Klondike’s team reconfigured the entire space, installed portable sinks with electrical pump to empty hidden basins and a wall-hung toilet with rear flush system.

After two months in construction and despite all the challenges, we met the strict deadline of our client. One challenge accepted, another project done.

What’s Shaken? Milkshake dreams come true!

Posted on April 12th, 2013

We love being part of our client’s success stories and this time, we are happy to say that we literally turned our client’s vision of opening a milkshake shop into reality.

You could say the project came about when the client craved for milkshakes during her pregnancy four years ago! Imagine her disappointment when she wasn’t able to find a shop that specialized in shakes in all of Greater Vancouver. Thus, she came up with the idea and after a lot of research she made her dream come true by opening her first shop.

Jacqueline Pasquali, our designer and project manager had to face the challenge of coming up with a design that would fit the budget of the new business owner and as the store was just an empty space, creating everything from scratch within that budget.

• Concept: 50s style milkshake shop with a modern twist.
• Colours:  bubble gum pink ceiling, bold green tiling with minor yellow highlights spread all over—such yum colors, aren’t they?
• Flooring: chequered pattern that is highly cost-effective and most durable.

By bold use of colours and accents with yet simple style cabinets Jacqueline Pasquali created an impact-full space on a limited budget.

Only shortly after the grand opening, the shop already got great reviews and our client is on the road to sweet success! Go check it out now or let’s meet up for a shake or two? Or three? Or…even more?