The workshop will highlight the latest innovations in construction technology, design, indoor air quality and green initiatives. Workshop topics include:
Principles of durable building envelope construction
Healthy housing tips for superior indoor air quality
Ventilation systems
Energy-efficient and green construction practices
How energy choices affect costs
To encourage productive interaction between presenters & participants, registration is limited to 25 people so hurry & pre-register by Monday, February 1, 2010. Cost to attend is $75 per person or $130 per couple (GST not included), and includes lunch, coffee breaks, and a wealth of printed material on new products & services. Call 778-565-4288 to register or visit GVHBA.org for more information.
The City of North Vancouver approved laneway housing (coach houses) on Monday, Nov 16. Currently permit applications are not being considered as details are still being fleshed out and by-laws to be updated. However, if you are anxious to get started, please click here to view the guidelines: COACH HOUSE GUIDELINES. Please note that the District of North Vancouver has not approved LWH but will be reviewing it for the next community planning session in 2010.
As the owner of a home protected by home warranty insurance, you are expected to do a number of things to ensure that you do not limit or jeopardize your coverage:
Be familiar with your home warranty insurance policy and maintenance manual (if provided), and keep these documents in a secure place.
Know when the relevant warranty periods for your home expire.
Carry out regular maintenance on your home in accordance with the maintenance information from your warranty provider or builder. If you have not received a maintenance manual, ask for one.
If a suspected defect arises with an item covered by your home warranty insurance, immediately report the problem in writing to the warranty provider and the builder. Defects must be reported within the relevant coverage period.
Take reasonable steps to minimize further damage to your home that may result from a potential defect. For example, if a broken pipe is leaking into your new home, you may be able to minimize damage by shutting off the water supply until the warranty provider or builder can inspect it.
Provide warranty insurance policy documents, the maintenance manual and other warranty information (e.g. for appliances, products or systems) to subsequent purchasers of your home.
Types of Protection
Mandatory home warranty insurance applies to all new homes offered for sale or under a construction contract with an owner unless there is an applicable exemption. This warranty insurance is sometimes called a third-party warranty, the mandatory warranty or 2-5-10 warranty.
Mandatory home warranty insurance is for three different time periods, covering three different aspects of home construction: 2 years on labour and materials (some limits apply), 5 years on the building envelop, including water penetration, and 10 years on the structure. This is often referred to as “2-5-10″ coverage. The requirements for a minimum 2-5-10 warranty insurance policy cannot be waived by any separate contract between you and the builder.
Coverage period commences on the date of first occupancy, date of occupancy permit, or date the home was completed and ready for occupancy, which ever comes first. If you buy an existing or resale home that is covered, the coverage remains with the new home until the expiry of the 2-5-10 coverages. All of the applicable benefits under home warranty insurance that have not expired are available to subsequent owners.
We are closing in on the February 1st deadline and thought you may benefit from a friendly reminder.
For those who don’t already know, a non-refundable tax credit is available to you for work performed or goods acquired in relation to a renovation or alteration to an eligible dwelling, after January 27, 2009 and BEFORE February 1, 2010. The 15% credit may be claimed on the portion of eligible credits exceeding $1,000 but not more than $10,000, for a maximum credit of $1,350. Eligible expenses for goods acquired during this period, even if they are installed after January 2010, will still qualify. If an eligible expense involves work performed by a contractor or a third party, and the work is not completed by the end of the eligible period, only the portion that is completed before February 1, 2010 will qualify even if a payment is made.
A new schedule will be included in your 2009 tax package to allow you to list your eligible expenses and to calculate the amount you can claim. Also a new line will be added to Schedule 1 to claim the HRTC.
I am very excited to write our first post in our new showroom/office! Although we are not entirely done with our renovation, we’ve made a lot of progress since our last video blog. Our millwork experienced some delays and difficulties but with patient staff who were willing and ready to get their hands dirty, our team was able to move in as planned. For the next few weeks, we will be working on some finishing details to get it ready for presentation at our grand public opening party in February. Stayed tuned for your invitation to tour our space. Here’s a sneak preview of the work in progress:
Slate stone to be installed to front of reception desk with stainless steel KC logo
Sabrina at her very new desk
Estimating powerhouses, Greg & Mikiko, in their new hub
Our Design Build Showroom - Doors for millwork are coming!
We are 5 weeks into the renovation and we are so close we can taste it! Our new stamped concrete floor, mimicking 36×36 tiles, is in and it looks wonderful (thanks to Stonecraft). We are waiting for millwork which is a couple of days behind but we are making progress regardless. Stay tuned for next week’s update when we will be in our new office!
We would like to take this opportunity to wish you and your loved ones a wonderful holiday celebration. All the best from everyone here at Klondike Contracting!
We are a month into the renovation of our new showroom/office. For the first 3 weeks, things appeared to be progressing slowly. However, now with drywall almost complete, you will see dramatic changes. We’re into the finishing stage and in the coming weeks you will see flooring (concrete topping), fixtures (lighting & plumbing), paint, and millwork. This phase is usually a lot more fun to see but there’s still a lot of work to be done and we only have 3-4 more weeks before we are officially moved-in! Stay tuned for further updates.
We’re bursting at the seams and are very excited for our upcoming move to Hemlock Station. The new space is a 2000 square feet showroom/office located at Hemlock & 6th Ave, just right outside Granville Island. As it is also a showroom, we welcome you to visit our new space in the new year and perhaps get some design inspiration for your next renovation! We are also going as green as possible with LED lighting throughout, low to zero VOC products, FSC products, etc.
We will update you once a move-in date is established. Until then, make sure you watch videos of our renovation progress.
BC Hydro has eased the installation cost for laneway housing by permitting an overhead option from the house (or adjacent power pole) to the laneway house. In most cases, you can connect from the main house to the laneway house via an overhead connection. This will require a new panel at the laneway house and the meter/connection at the house may also need to be upgraded. The cost of this option will vary between $500 and $900. In some cases, an underground connection may be necessary to provide clearance above ground.
The cost to install a separate meter for a laneway house could cost between $2000 and $5000 from BC Hydro.
As part of the building permit application process for a laneway house, the homeowner should arrange for a BC Hydro technician to perform a field review of the proposed connection and to provide a cost estimate. This could take up to six weeks and a $1000 deposit is required by BC Hydro.
The renovation of our new office space is rapidly progressing, due in large part to the participation & cooperation of our loyal tradespeople. We’re into the 3rd week and all plumbing, electrical, & HVAC rough-ins are complete. With this project, we are embracing the opportunity to practice what we preach to clients everyday. We’re going as green as our budget will allow and submitting this project for LEED Gold certification. A few things we had to incorporate into our design to ensure Gold certification are: LED lighting throughout with individual controls to maximize the use of natural light, zero to low VOC content in all paints and adhesives, FSC certified lumber/products, dual flush / low flow toilets, Energy Star appliances, and high recycled content in drywall, millwork, and countertops. These, among many other factors, will hopefully push us into the LEED Gold category.
Stay tuned as we go into drywalling & finishing details in the coming weeks!
Klondike is featured in the October/November 2009 issue of BC Homes Magazine. The article discusses our Laneway Housing program, and our Chief Relationship Builder, Eric Schapira, provides answers to many questions we have received about Laneway Housing and how it could work for you. To read the article, click here.
“Non-toxic” paints & finishes vary from “natural paints,” “zero VOC,” to “low VOC”. Keep in mind that no matter what the label says, even zero-VOC formulations contain some amounts of toxins. As paints comprise of pigments and solvents, to ensure low to zero VOC, both elements must be low or zero VOC. Pigments that are richer (darker) contain higher VOC level, and solvents are your primary source of VOC.
Natural paints are made from natural raw ingredients such as water, plant oils and resins, plant dyes and essential oils; natural minerals such as clay, chalk and talcum; milk casein, natural latex, bees’ wax, earth & mineral dyes. Water-based natural paints give off almost no smell. The oil-based natural paints usually have a fragrance of citrus or essential oils. Allergies & sensitivities to these paints is uncommon. They are considered the safest for your health and for the environment. Example of natural paints: BioShield Paint
Zero VOC paint & finishes contains 5 grams per litre or less of VOC. Some manufacturers may claim Zero VOC but these paints may still use colourants, biocides and fungicides. Adding a colour tine (pigment) usually brings the VOC level up to 10 grams/litre. Example of Zero VOC: Benjamin Moore Natura
Low VOC paints & finishes use water as a carrier instead of petroleum-based solvents. Therefore, the levels of harmful emissions are lower than solven-borne surface coatings. These certified coatings also contain no, or very low levels, of heavy metals and formaldehyde. To meet EPA standards, paints & stains must not exceed 200 grams/litre in VOC level. Low VOC paints will still emit an odour until dry. If you are particularly sensitive, go with a Zero VOC paint. Example of low VOC: Benjamin Moore Aura
As you may know, we have been experiencing some growing pains and have finally secured a new space! Soon we can reminisce on the days when we all shared offices, phones, etc. We will be featuring the renovation of our new space in the coming weeks. It is going to be our first LEED project and we are very excited. Our goal is to move in at the end of December and official opening in January. Stay tuned for updates on our progress!
Many clients have approached us about building a laneway house on their property. They are excited at the prospect of adding more space for a growing family and/or rental to help with mortgage payments. Unfortunately, for a few of our clients, it is currently not possible due to site conditions. As it is in it’s pilot phase, we are sure some of the conditions will be relaxed once the City of Vancouver has had a chance to review the project after 100 units are built or three years, whichever comes first. In the meantime, to help you prepare yourself for this venture (and to prevent any disappointments when you do visit City Hall to apply for a development permit), here’s a checklist to identify any “project killers” right away:
Pre-qualification Questionaire
Full lane width – I have a fully dedicated laneway of 20′ in width that is currently used for vehicular traffic
Site width – My site has a minimum width of 33′
Eligible zone – My site is located in an RS-1 or RS-5 zone
Minimum sideyard fire access – I will be able to provide the required minimum (2.95′) wide path of travel, with a minimum of 3.0m (9.84′) overhead
Services Questionaire
Gas line location – I have located my gas line & confirmed that my LWH will not be in conflict with the existing gas line routing & locations (If you need this information call BC One @ 1-800-474-6886
BC Hydro locations – I have contacted BC Hydro (1-877-520-1355) & determined that my proposed LWH has no conflicts with any of the following: power pole location(s), guy wires or overhead transformer or overhead powerline clearances
Telecommunications – I have contacted Telus & have confirmed that there are no requirements to relocate communication services for the LWH project
Water lines – I have consulted with engineering services at the City of Vancouver & investigated the feasibility
LWH Pre-Application Checklist
This is a list of items you will need to bring to your meeting with a planner. The more prepared you are for this meeting the more time you will save in having to schedule multiple meetings with planning.
Photos of your site showing relevant lane & adjacent neighbour context
Zoning analysis, this would include site area, existing site footprint of the principle residence, and the proposed area of the laneway house
Pre-application review & clearance from Engineering Services
A site plan with all relevant setback dimensions”
All relevant schematic drawings delineating the main features, shape and size of the proposed project
Other
Make sure to apply with the Homeowner Protection Office once your application is ready to submit. This is in order to obtain a new house warrantee.
Our very talented Designer / Project Manager, Susan Allison, has done it yet again. A dramatic transformation on a very modest budget, including a kitchen, fireplace, & bathroom. Here a few photos taken by the very happy clients:
Are you considering Klondike Contracting for your next renovation? If so, watch one of our clients, Graham Bingham of Momentum, talk about his experience renovating with Klondike.
Homeowners considering renovations can obtain great ideas from how-to television shows, magazines, newspapers and the internet, but careful planning is needed to keep the dream alive, said Peter Simpson, CEO of the Greater Vancouver Home Builders’ Association.
To help you make informed decisions, the GVHBA Renovation Council will present its popular fall consumer home renovation seminar on Tuesday, November 24, 2009. The seminar s from 7-9pm; doors open at 6pm. Please arrive early in order to visit over 30 displays of renovation-related products & services, gather printed material and discuss plans with renovation and design pros.
Despite a slow market, a record $7 billion will be spent on home renovation and improvement in BC this year (65% of those dollars in the Lower Mainland alone). So be sure to do your homework before signing a renovation contract.
Register for the seminar (IT’S FREE!!!) by calling 778-565-4288 or Email.
Colours of fall are everywhere and the chilly air of winter is just around the corner. This season is not only rough on your skin and car, it’s also rough on your home. We have put together a list of maintenance items to help you get a head start with winter maintenance:
Roof & Gutters – Keep fallen leaves off your roof & out of your gutters. Roofs should be swept or gently blown off to remove any loose debris. Gutters should be flushed out with a garden hose or vacuum. Once you have completed a thorough cleaning, inspect gutters for leaks & misaligned pipes. Then check your roof for leaks, curled, warped, cracked or buckled shingles and replace as needed. We do not recommend you do this work if you are not comfortable on roofs. Book our maintenance crew to do the work for you by calling 604-708-3337.
Furnace – Change your filters every six weeks and have a furnace inspection and cleaning done yearly to keep it in good working order.
Draftproofing – Seal any gaps or cracks by installing weather stripping and caulking at the bottom of doors and on the sides. Keep chimney damper closed when the fireplace is not in use.
Exterior pipes – Wrap them to prevent the costly nightmare of a burst pipe.
For all maintenance queries and to schedule our maintenance crew, please call 604-708-3337. Don’t wait to book, as winter is our busiest season!
Are you considering Klondike Contracting for your next renovation project? If so, watch one of our clients, Lisbet MacKay, talk about her own experience renovating her kitchen with Klondike.
The cornerstone of Interstyle’s product development process has always been to find innovative uses for reclaimed and waste stream materials. As a local (Burnaby) manufacturer of ceramic tiles in the early 80s, Interstyle salvaged containers of broken glass which were turned into glazes and some of the first glass tiles.
As production of glass tile increased, a growing quantity of their post-industrial waste was rerouted to produce new products. Making use of cut-offs and mismatched die lots became an integral part of the production of some of Interstyle’s most popular mosaic tile product lines, while other salvaged glass was crushed and cast in moulds by product designers to create some of the most unique tile products – made entirely from recycled glass.
Further, each stage of the manufacturing and materials handling has been reviewed to ensure that waste is minimized; any reusable materials are recycled and; energy conservation measures are in place. These include: recycling water from glazing production in a closed loop water system, using heat from kiln exhaust for drying of bisque and coatings, using packing materials that contain a high percentage of recycled materials, and reusing incoming packing materials.
The use of these products may assist in reducing the environmental impact of a construction project and support the project in earning LEED points.
We love Interstyle’s products because it is recycled and beautiful. Please visit Interstyle.ca for more information & to locate dealers (they do not sell directly to consumers). We hope you will find inspiration for your new shower surround or kitchen backsplash with these lines of recycled glass:
River Crystals
Aquarius
Agates
Aquarius: coloured glass gems suspended in a clear glass tile. Aquarius glass tiles offer a unique blend of colour & texture within a glossy finish glass tile. Available in 20 colours & 3 sizes: 2″x2″; 4″x4″; and 1-1/4″x8″.
Agates: lustrous glass pebbles with hand blended colours that give the cabochons subtle colour variations. Available in 20 translucent colours and meshed sets of 4″x4″; 6″x6″; 3″x12″; 4″x12″; 6″x12″; and 12″x12″.
River Crystals: random shaped translucent glass pieces that have the appearance of smooth tumbled rocks. The colours are randomly distributed within each piece to give the visual effect of depth. Available in 10 colours and meshed sets of 4″x4″; 4″x12″; and 12″x12″.
