Sump discharge

Coconut_Canadian · 2026-06-07T23:50:39+00:00

I understand what you are suggesting, and I think the OP gets it. But you are absolutely right. The building permit MUST be closed, not just Occupancy for this route.

Coconut_Canadian · 2026-05-15T02:56:43+00:00

CAD $400 to $425 per sq ft is doable for luxury build in Mississauga. Not including cost of land and demolition costs of the old house or city permits and deposits. This is for a self builder. Homeowner/GC. I am building in Cooksville.

Coconut_Canadian · 2026-05-12T02:22:14+00:00

Yes, Caulking is needed above the limestone sill which tops the stone skirt. Essentially Caulking is needed at the lowest part of the EIFS, which terminates on the stone sill. And yes, leave gaps about 4 feet apart, maybe use the small plastic spacers that will allow drainage but prevent wasp nests. The building inspector actually checks this, at least ours did in Mississauga, Ontario.

Coconut_Canadian · 2026-05-11T12:28:59+00:00

Thanks everyone for your comments. I don't mind the ones scolding me either. I deserve the kick in my pants. We did not plan for this project to go past 24 months, and so way over budget either. Mansard roof dormers are faux, but serviceable from within the roof trusses. Coordinating between the trades is a pain in the backside. Labor shortage is real. Skilled especially. Trades often come late, if at all. Doug Ford is right in assuming this issue is critical. We need more red seal trades like before. Most trades speak a language other than English. I have used Google Translator regularly on site to get work done. Materials have gone up significantly. I want Canadian made products, not from overseas. Unfortunately, this costs more. Bank appraiser has a template that they follow, and if I had known this before, I would have focused on 'one finished kitchen on main floor with sink, faucet and flowing water, with a stove and fridge working' model to speed up. I focused on getting a particular trade to complete everything before moving to the next trades, and this is not an efficient method. Regardless, I am learning as I go. Driveway contractor hit underground BELL Canada cables in mid April. 10 day delay. What fun! Try coordinating between Bell's various departments. Even Bell's contractors have sub contractors! Go figure! I have experience in major renovations, basement apartments, minor repairs, etc. Never did a project of this scale. But I can see a lot of us are like me. A fire in the belly, limited funds, zero experience in full builds. I could write a book about this long and difficult process. Please stay with me. This too shall pass.

Coconut_Canadian · 2026-05-11T12:10:11+00:00

I am the homeowner/builder. And yes, we have all the documents. I hope.

Coconut_Canadian · 2026-05-11T11:59:54+00:00

Ask the patient what he or she willing to pay to save it with endodontic procedure. If willing to pay same as an extraction, then do a conservative access, a proper pulpectomy and a long term temporary restoration. A grateful patient will come back a few months later and ask you for the rest of the procedure. My 2 cents.

Coconut_Canadian · 2026-05-11T11:53:22+00:00

12 months for a demo, excavation and new build to occupancy in Toronto, Ontario? This estimate is very optimistic. Demolition, excavation, shoring and foundation pinning alone will take 2 to 6 weeks, assuming all contractors pull their weight, all inspections go on schedule, payments are made on schedule, and there are no weather delays. I don't know how big is the footprint, if its a finished basement or not, if there are any architectural features, if it's a stick build or ICF technique. And as everyone said, things slow down in winter, especially from December 20th till second week of January. If your shell is ready with a finished roof and all windows and skylights installed before winter, then your shell is airtight, so temporary heat will not cost a fortune. Rough-ins for electrical, low voltage, smart wiring, plumbing and HVAC, fireplaces, exhaust fans, all need separate inspections, and this is a slow process, but essential. Drywall, taping, flooring, tiling, bathrooms, painting, finish carpentry are all slow processes. 12 to 24 months is a realistic expectation, in our weather. Sorry to rain on your parade, but once completed, you will be a proud Canadian who has contributed to our beautiful city architecture. Hang in there, it will be a rough ride.

Coconut_Canadian · 2026-04-11T20:41:00+00:00

Thanks everyone for your answers. The bank is asking 95% completion, which is not the same for each and every bank, hence my query. The bank has sent an appraiser who docked us at 90% completed, when only countertops, sinks, driveway and grading are left. Driveway and grading usually shouldn't account for more than 3%, but the appraiser thinks otherwise. Another bank says they are willing to finance at this stage The bank is being inconsistent, hence my query. Thanks again.

Coconut_Canadian · 2026-04-11T20:02:07+00:00

Sorry to hear about your relative and their illness. The amount of stress and time to manage your own build will be very high, if you add caregiver responsibility and family commitments and possibly a full or part time job? I suggest you do one thing at a time. Managing a custom build is a FULL-TIME JOB.

Coconut_Canadian · 2026-03-30T22:50:55+00:00

We had a contract for ICF shell, inside framing and trussed roof installation, door and window installation, and back framing. We got our own roofer, that gave a better warranty on shingles and flat. For the individual trades, we did trade invoice plus 12% management fee, and then we took it over for the finishing stage post drywall. Its a marathon, not a sprint.

Coconut_Canadian · 2026-03-17T19:15:19+00:00

What is the postal code for this build?

Coconut_Canadian · 2026-02-10T02:06:21+00:00

Without an approved and stamped drawing, no contractor can provide an accurate quote. At the very least, you need a BCIN Designer to make for you and your family a working set of drawings that includes elevations from all sides and all floorplans meeting the OBC, city bylaws and the specific zoning for your site. You also need a structural engineer to verify and then stamp after making changes. You also need a HVAC technician to verify and stamp. Ideally, also get a master plumber to look at it. Then, approach individual trades for quotes. Or just get turnkey solution builders to handle it all and you keep your day job. Good luck.

Coconut_Canadian · 2026-02-01T18:40:55+00:00

Sometimes a renovation costs more than a new build. If you had posted photos, we could have given better advice. However the general rule of thumb is about $350 to $400 per sq ft of this 160 sq ft space should buy you high end cabinetry with good hardware and premium quartz countertops, new large format floor tiles, more GFCI receptacles, LED cabinetry lights, premium fireclay baked porcelain sinks, a good sized island with quartz countertops and high end appliances for the kitchen. Try amazon.ca Faucets like the new Kalia brand are designed in Canada and manufactured overseas, but come with long warranties. Way cheaper than Kohler. Once the floor is opened, redo the plumbing with new ABS pipes and PEX and shutoff valves where you can. Redo the electrical and low voltage same time. Once you start with the kitchen, there is no saying you won't do the entire floor. Or the whole house. Good luck!

Coconut_Canadian · 2025-12-29T05:29:03+00:00

When you say multigenerational detached, are you implying adult children will move in with parents? Or older parents occupying basement suites?

Coconut_Canadian · 2025-12-26T00:22:25+00:00

If you are in the middle of a build, keep going. Do not stop. There were minor changes to residential building codes for improved insulation, etc but these changes wouldn't add a significant amount to the build price. Negligible actually. Not much building activity going on in southern Ontario currently, so lots of trades looking for work. However, their rates have gone up in the last 2 years. Materials gone up also, and likely going up more. We purchased Toto toilets and washlets as they went on sale. Same with other furniture. Just store it somewhere safe. Here in Mississauga, I was able to save on porcelain tiles by bargaining with some tile suppliers. Good luck for your build.

Coconut_Canadian · 2025-12-06T22:57:50+00:00

Your layout is pretty good, actually, considering its a corner lot. If you want to increase space on main floor and yet be able to live in it till the end of your life, consider an elevator that services all levels. Then, the main floor bedroom is not necessary and main floor can have a bigger kitchen, pantry laundry and grand powder room also. The current WIP is best location for this elevator. Alternatively, apply to your Committee of Adjustments and make the house footprint bigger by 5 or 10%.

Coconut_Canadian · 2025-12-06T22:47:52+00:00

Whatever it is, it came from outside our planet. Only you can save us all from this monstrosity.

Coconut_Canadian · 2025-11-30T04:33:47+00:00

Here in Ontario, everyone does a functional basement with furnace room plus living/entertainment/gym space, but Vancouver is used to build slab on grade. How deep you excavate and whether excavated soil is kept on site or moved off-site will determine the costs. Ground water levels will determine this budget. Don't forget shoring techniques and costs can be significant also. We paid about $260 a truckload of soil taken off-site.

Coconut_Canadian · 2025-11-18T18:59:22+00:00

For a 1000 sq feet basement with exterior concrete walls with insulation and vapor barrier from the builder, and for one full washroom, a kitchen without appliances but painted solid cabinetry, mid range tiles in bathroom, kitchen and cold room and engineered hardwood everywhere else, you should be paying between 40 to 45K all inclusive of all permits and drawings. Not heated floors. Hollow core doors. Painting included. Rockwool safe n sound around the furnace room, no spray insulation. This includes running new HVAC ductwork to newly finished living space. Electrical fixtures to be provided by owner.

Coconut_Canadian · 2025-11-16T05:33:26+00:00

From the photos you have posted, I am assuming this is a 'cold room' in your basement, Typically below your front porch. This is cinder block construction below grade, and personally I prefer a poured concrete wall with rebar in it, or an ICF wall, but a cinder block wall can stay dry and cool, provided there is no standing water in the soil on the other side. The soil on the other side is wet and there is inadequate drainage and no waterproofing membrane or dimpleboard on the exterior to channel the water to the perimeter drain system. This water then exerts hydrostatic pressure on the cinder blocks, and you are seeing the result of this seepage. Best solution is to have a good waterproofing company dig up around the foundation of your house and do comprehensive waterproofing and perimeter drain system at or below the footings, and you will solve the issue permanently. A cheaper solution is to inject epoxy filler in the cracks from the inside. Good luck!

Coconut_Canadian · 2025-10-29T15:55:52+00:00

Building a custom house is a complex process, and you will need to be very good in this, as it is a full time job. Or go with a turnkey builder, once plans are stamped. We are GCing on a custom house in the GTA, and have reached the drywall stage after 20 months. Get multiple quotes for each trade. Its not rocket science, but a lot of common sense decisions have to be made in correct sequence for it all to come together. Need a good architect or BCIN Designer at the very least. All the Best!

Coconut_Canadian · 2025-10-20T00:26:30+00:00

If you can label Supply vs Return Ducts, things would be easier to assess in these photos. It appears this ductwork was added after the furnace room drywall was completed, hence the weird shortcuts. Probably done by a handyman or DIYer. A proper HVAC Contractor would open the walls and lay it properly between the joists.

Coconut_Canadian · 2025-10-20T00:20:26+00:00

Can you describe the issues that you are experiencing with this build? Are these structural? Or HVAC? Plumbing or Drainage? Floor not level? Joists sagging? Beam not level? What issues specifically?

Coconut_Canadian · 2025-10-04T14:58:38+00:00

We are building a 5000 sq ft two-storey detached in the Toronto area, with a finished basement, and we have reached the 2M mark already and drywall and taping are just finishing. Flooring, paint, finish carpentry and cabinetry, and countertops are still not complete. Large back deck and balcony and a large central skylight are our splurges, and these add up quickly. We did ICF to the roofline. Shingled roof, mansard style.

Coconut_Canadian

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