Looking for a larger home? Needing more space? You may find it’s not financially feasible to make the leap to buy a bigger home in today’s market. A great alternative is to stay put and make your current home fit your needs by adding on, especially if you love your neighbours, neighbourhood and community. Perhaps the only reason you’re thinking of moving is because you’ve outgrown your house – could be additional kids, pets, parents, extended family or friends.

Adding on can potentially give you a phenomenal return on investment down the road too, when you finally decide to sell. It will drive the value of your home, especially if your home now has more functional space.

When you’re looking to create more space, a big decision is whether you want to build out with an extension or build up with an addition. Although they sound like they seem similar in meaning there are some slight nuances that make these two terms slightly different. In the reno world an extension means you’re expanding your base footprint, so building out, like adding a room to the ground floor – this could be to the side, back or front of the house. An addition means you’re adding another storey to the building, so it could be a second floor added to a bungalow, keeping the base footprint the same.

No matter what choice you make this is a very important investment and there are a lot of steps and moving parts once you set this in motion. I’m not trying to scare you off, but rather prepare you for what’s to come. Just remember the final outcome will be more space customized for you and your needs and the return on investment will be well worth it in the end – not just financially but hopefully in the new found love for your home too.

To get you started, let’s walk through some of the steps, and what to do.

Step 1: Ask all the questions.

Prepare yourself for all the questions you’re going to be asked and decisions you will need to make. By the way, reading this blog is a great first step in researching all the things you’ll need to know and do. Congratulations on starting step one without even knowing it!

Here are a few questions to get you started:

• How much space do you need?
• What rooms are you needing? More bathrooms, bedrooms? More kitchen space? More living area?
• How do you want to expand? Extension (out) or addition (up)?
• How much can you afford to spend?
• Will you want to (or can you) live there while the work is being done or will you need to rent another space?
• What do you want the home to look like when it’s complete? Have you seen anything that you’ve liked? What does your dream house look like?

These are just a few questions to get you started but hopefully will help you flesh out what you want so you can relay this later as things get going.

Also, as a little sidenote you may want to inform your neighbours early on of your plans since they will be living beside you, experiencing this renovation process too and hopefully still wanting to live there once it’s complete.

Step 2: Show me the money.

Time to set your budget. If you’re not sure where to start, the industry average is $200 to $300 per square foot (so a 500 square foot extension could cost around $125,000), but keep in mind this number depends on other factors like finishing touches and materials used. It’s also a great idea to track all your costs along the way too so you don’t lose sight of your budget.

Step 3: Find your dream team.

You will need to identify all the roles you will need to consult with and / or hire. As mentioned earlier, there are many moving parts and things to monitor, so hiring a general contractor is usually recommended. Any renovation project can be overwhelming. An extension or addition can be a huge undertaking to manage on your own, but if you’re up to the challenge kudos to you. One thing to love about contractors is their wealth of knowledge, access to skilled trades, and contractor prices for materials and supplies. If you do choose to hire a general contractor, be sure to check reviews and ask for references.

Other professionals you may choose to hire include:

• Architect
• Interior designer
• Structural engineer

Step 4: Create your vision and design.

This is the best part where all your dreams clearly come into vision. This stage requires an architect to prepare the drawings. These must follow the Ontario Building Code requirements as well. The right architect can make all the difference. Their knowledge and experience enables them to contribute an array of ideas and suggestions as well.

If you’re not sure where to start The Royal Architectural Institute of Canada outlines how to choose an architect along with a directory you can access. You can also search the directory of architects at Ontario Association of Architects.

Step 5: Develop the structural design.

Once you have the drawings or blueprints to your satisfaction the architect will pass this to a structural engineer who will complete the structural design.

Step 6: Get your building permit.

It is crucial that you familiarize yourself with the zoning bylaws, building codes and guidelines for your city or town. There is no one-size fits all for this so it really depends on where you live. Bylaws outline what you can build and where it can go on your property. If you choose to hire professionals like a general contractor, they will likely take care of this for you.

If you live in the City of Toronto they do have a web page for small residential additions to reference. If you choose to take this on yourself, call your local bylaw office and ask:

• What rules or restrictions are in place for adding an extension or addition to your home?
• How do you get a building permit?
• Are there any other permits you will require?
• What documents will you need to provide to get a building permit?

Besides the architectural drawings and structural plan, you will most likely need to provide a current legal survey of your land. A survey is considered current if it was conducted less than ten years ago and no changes have been made to your lot.

A survey is needed to show:

• Property lines, lot area, and any rights-of-way or easements
• Where existing buildings are positioned, along with dimensions, and setbacks to property lines and adjacent buildings. This includes sheds, and detached garages
• Established grade elevations to confirm building height
• Parking areas, driveways, hard & soft landscapes

As far as surveys go you will need a Surveyor’s Real Property Report (SRPR). This survey report can also show the heights of other buildings in your area. A good idea to have when you’re adding a second or third storey to your house in case there are height restrictions in your area.

If you’re adding an extension and changing the footprint of your house a topographic survey may also be needed. A topographic survey shows the terrain and geographical properties of your lot. It’s generally required by an engineer or drainage consultant as a base plan to prepare a grading plan which is usually a municipal requirement when adding an extension. It’s beneficial to book a topographic survey before winter hits as the ground is visible and no important details will be missed by your surveyor. This way you will have this information to plan your renovation over the winter months.

If you’re feeling confused on what surveys you will need, feel free to contact us at Rouse Surveyors and we will be more than happy to navigate you through this process.

After all the correct documents for your building permit are submitted you may be required to make a few modifications depending on where you live. To avoid any surprises, it’s a good idea to speak to local municipal staff directly to find out exactly what you need, any specific survey requirements they may have and any restrictions there may be for your area, like building height.

Once your permits are approved and received, you can now move forward on your project. All systems go! I suggest pausing here to celebrate. Take time to soak in all you have accomplished so far before the big job starts.

Step 7: Live through the chaos.

It’s hard to know exactly how long this project is going to take and how chaotic your home life will become. I can honestly say I’ve never heard anyone say they loved living in their house while it was being renovated or extended. There is a reason for that; it’s called chaos. Steve Martin once said, “Chaos in the midst of chaos isn’t funny, but chaos in the midst of order is.” Oh, how we try to keep order in our lives while our house feels like it’s being dismantled around us. Something to laugh about later for sure but in the moment …. not so much! However, after the chaos and dust settles I’ve often heard how renovating their homes was well worth it.

Step 8: Inspections and more inspections.

A series of inspections will need to take place throughout the project to ensure everyone is meeting the Ontario Building Code requirements. Depending on the project you may need foundation, gas, plumbing, electrical, or even HVAC inspected for safety. A general contractor will likely manage this, but it may fall to you depending on how involved you are in the process. If you’re in Toronto there is a reference to building inspections on the city website. Certain stages of your project can’t advance until inspections are completed. This could add time to your project timeline. At the very end a final inspection is required to receive your occupancy permit before you can live in the space.

Step 9: Enjoy your new space!

The time is now for the biggest celebration. Perhaps invite your neighbours over to show them what all the fuss has been about and thank them for their patience. Take it all in and enjoy decorating your new living area. You just gained some valuable square footage while staying in the neighbourhood you love. An investment well worth the effort!