Basement Finishing

How to build a legal Secondary suite

  Let’s start with a definition of exactly what a secondary suite is. A Secondary suite is a form of rental housing that is typically affordable, ground-oriented and market-based.

 

  To build a Legal Secondary suite the first step would be a visit to your local municipal building department. Or call ahead and arrange an appointment with a planner.  They can provide information on your property and its zoning and tell you if a L.S.S. is allowed in your area. They can provide guidance if your basement is already partially finished as to what can be retained and what areas need to be remediated to meet fire code.

 

  There is a Standard set by the British Columbia Building Code however each municipality is free to enforce the code to its own needs. Some municipalities may feel in some situations extra measures must be taken on a residence or that certain rules in the code need not be followed because of site situations. It Is always best to request a site inspection in the case of finished basements that are being converted or Illegal suites that are being brought up to legal standards.

  In my region when undertaking a Kelowna secondary suite, or Kelowna home renovation, like basement finishing.I recommend the same steps. If you are aware of the regulations, today’s basement finish can easily be converted into a secondary suite tomorrow.

 

The main focus of the British Columbia Building Code and its regulations has always been life safety. The regulations regarding secondary suites are no exception.  The floor system needs a certain fire rating. The walls and doors separating the suites also have requirements. The bedroom windows must be sized for egress in case of fire. The smoke alarms must be of the new photo electric type. These are examples of some of the requirements. There are also parking regulations and access requirements to allow the tenants safe and ease of use. The regulations are available as handout from your municipality or at   thttp://www.housing.gov.bc.ca/pub/secondary_suites.pdf from BC housing. I would strongly suggest you check with your own municipality. You own building department will have simplified the information for you, to just what you require.

 

 

 

 

 Once you have the rules and regulations I strongly suggest the hiring of a licenced contractor with experience building these suites and following these guidelines. You will be getting inspected by electrical, plumbing, and building inspectors and what you are building now is seen as a public space. So be prepared for them to be picky.

 

I get calls every day from home owners who have been caught with illegal suites. Don’t let it be you. To rebuild a suite is much more expensive than doing it right the first time.

 If you are in the Kelowna area give me us a call. Greenwave Construction specializes in the construction of Kelowna legal secondary suites and basement finishing. The building code is there to keep our families safe lets follow it.

 

 

 

How to Find a Kelowna Home Renovation Contractor

Aug. 11 2014

 

How to Find a Kelowna Home Renovation Contractor

 

An addition using attic trusses, great pre planning.

The fall is just around the corner here in the beautiful Okanagan Valley and as we all begin to recover from this heat wave. Thoughts begin to turn to  home renovation projects. Summer is over holidays are done. So now where do you start?

The first thing to establish is a budget. The second is who is going to run this project. Both of these important facets of your project go hand-in-hand. Who is a good candidate for the Owner/contractor job?

  

Ask yourselves, these questions:  

Am I available during the day when all the work takes place?

Am I highly organized and have good people skills?

How much do I know about home renovations?

Am I a good negotiator?

Can I run a project?

How much time do I have to devote to this endeavour?

Can I get the same pricing as a builder?

Can I find good trades people? 

Do I know how to recognize a good trade’s person, or supplier?   

Now let’s discuss hiring a contractor.

 

Here is what you should expect to get. All the above items are no longer your problem. You now have an expert to do all of these tasks for you! What a relief. Sounds a little too easy doesn't it? If that's how you feel, you're right, it’s not quite that simple. How do you find this superhero of construction? I'm going to describe the right contractor to you, to help you identify the ideal candidate.

The qualified contractor will have 

·        A business licence

·        A proven track record with references (that are not family relations)

·        WCB coverage.

·        A Tax number.

·        General Liability Insurance

·        Pictures of completed work

·        A trade certification.

·        Homeowners Protection Office Registration Certification

·        Will have been in business for at least three years in the Okanagan

·        A suppliers and trades-person team that they work with regularly.

 
The contractor should have a website. You can do some research now anonymously and will be able to weed out bad eggs quickly. Look for the 2-5-10 year warranty being offered, testimonials and who the actual builder is. Nothing is worse that a fancy website that does not tell you anything about the person running the show.

  What you want to see is that the contractor is a licensed builder in the province of British Columbia and can offer the Home Owners Protection Warranty.  These contactors are your "A" list builders. They have taken the time to prove experience, financial viability, stability, and that they have a clean record as far as any claims ever made against them of company's they’ve managed.

   Your project may not require the home warranty if it is a small renovation, however your builder is fully qualified and chances are they will stand behind their work to protect their reputation. A licensed builder will also be able to obtain better pricing on materials than a homeowner and have a team of qualified trades and suppliers to help you produce a fine quality project. So your costs may not be that much more than if you do the job yourselves.

At Greenwave we make dreams a reality

 I hope this article will help consumers make the right choice when picking a contractor. My company, Greenwave Construction, has as its’ core value the protection of the consumer.

  We feel we owe our clients a duty of care and attention if we are selected as their contractor. Greenwave is a  licensed builder and we support all legislation that helps protect consumers from substandard workmanship or business practises. I hope you find this information helpful.

Good luck with your project!

David Federici Owner, Greenwave Construction

250-575-2690  www.greenwaveconstruction.ca

 

 

 

 

dave@greenwaveconstruction.cahttp://youtu.be/mtPrrA89aMo

How to install a new bathtub

How to install a new bathtub (one piece acrylic tub)

 

   Wow this sounds like a big job! But that big bone colour thing is so outdated. Wouldn't one of the new soaker tubs with nice tile look great! You bet it would!

So here you go step by step. First decide what quality level new tub you want . If you get one at home Depot or Rona you'll save money but it may not be the same quality as that found in a new home. These stores cater to the home improvement market not the new home construction market. Most new homes have there fixtures supplied through the wholesale plumbing industry companies like Woolsey, Andrew Sherrit, and Bartle and Gibson to name a few.

To purchase here you will have to go through a plumber or a contractor.  For this project , lets pick this choice, because its really the right way to go. Cheap tubs can loose there finish, flex, and crack.

   So lets hire a plumber and order a good tub 30" by 60" so it will fit in the old space.

Now your going to need tile . Either you buy tile and do it yourself our you go to a tile store, select tile, and have them install regardless time to go shopping.

 Ok so now shopping's done you’ve selected tile, hired a plumber, and  picked a tub.*

Now order it all! Get delivery dates once all the materials are here .not on there way.

    What did you learn so far? Well you have hired trades and scheduled them, bought  materials and fixtures, ordered them had them delivered and set up a schedule. All this before you start! This is what contractors do. This is the right way.

 

Next : set you schedule See below. Typical one week schedule.

 Now start the Reno.

Monday cut out tub and haul away

  Now lets take out the tub. You'll need a reciprocating  saw with a short medium fine blade .You can rent one if need be.

  Turn of the water to the house.(Just in case).  Then carefully begin cutting out the tub. start high on the wall in the middle cut down across and up towards you basically cutting the tub in half. Now quarter the tub cutting aging these pieces in half . Avoid the drain and tap area for now.  Take a razor knife an cut 1 1/2 inches away from the tub all around it .you have to get at the flange. remove drywall from this area then any mounting screws you may find. You should be able to start removing sections of the tub now. Cut around the drain and the taps leave them on until the plumber comes tomorrow .He will remove these.

 Tuesday plumber comes and installs tub. You may have to remove the toilet and some drywall to get it in but often it will slide in. Check behind where the tub was and make sure the framing is true usually it is but not always . They had a big fibreglass tub in there so there might be corner framing missing . It could be poorly framed . Rectify before drywall. Usually the new tile will cover the drywall replacement but if not delay the sequence until the exposed drywall is properly filled sanded and painted.

wend drywall install and waterproofing

Thursday ( nothing) this is a slack day in schedule in case anything goes wrong leading up to this day you have a day to get things straightened out.

Friday have tile install scheduled to begin allow three days total *2

 Monday tile grout

Tuesday tile seal and caulking

Wednesday plumber is back to install finish

Odds and sods new shower curtain rod.  (curved are nice) curtain or perhaps a custom frameless glass enclosure ?

  Material and tool checklist

Ok so next honey...

 These are the main items

reciprocating saw with fine blade and extension cord
multi driver
razor knife
 two sheets waterproof drywall
drywall screws and screw gun
straight edge
tape measure
pencil
tile cutter either wet saw or snap cutter
tile adhesive ,adhesive applicator
grout
grout sponge
grout trowel
rags
bucket water
tile nippers
tile drill bit for tap locations
grout mixing paddle for drill.

 

*  Plumbing note

Since you are doing all this work replace the old taps and diverter they should be selected at the same time as the time fro the wholesaler.

 *2

 if your doing the tile yourself.  and you need tiling info, go online there's plenty of recourses out there .