Whole Home Renovations near you

The scope drives the design work, the permits, whether you can stay in the house and how many trades are involved. Settle it in writing before comparing contractors, since quotes for different scopes can't be compared.

A whole-house renovation follows a fixed order because each layer hides the one before it. Jumping ahead, such as closing a wall before its inspection or ordering tile before the plumbing layout is final, is a leading cause of rework on large projects.

A gut renovation rarely runs on a single sign-off. The municipal building permit covers structure, layout, plumbing and heating or ventilation changes, and the inspector usually comes back several times; the stages depend on the municipality, but they often include framing and rough-in, insulation before drywall, and a final visit. Each inspection has to happen before the work it checks is covered, so a good contractor builds them into the schedule. Ask to see the permit before demolition and keep every inspection record with your house papers.

Electrical work follows its own track. In Ontario, the Electrical Safety Authority says a notification should be filed before electrical work starts; in Quebec, the CMEQ reminds owners that only an electrical contractor may do electrical work for others, and the general contractor must hold an RBQ licence with the subclasses the project requires. Gas lines and appliances need a licensed gas technician everywhere.

A gut renovation disturbs more old material, all at once, than any other kind of project. Health Canada explains that asbestos was used mainly to insulate buildings before 1990 and can also be present in plaster, floor and ceiling tiles, drywall joint compounds and caulking, and it recommends professional testing of suspect materials before renovating. It also notes that a house built before 1960 probably has lead-based paint, which gives off toxic dust and fumes when sanded or stripped with heat.

For a whole-house project, that points to a survey before demolition: samples taken from suspect materials throughout the house, lab analysis and a written report the contractor can price from. Treat loose vermiculite insulation in an attic or wall cavity as possibly containing asbestos until it has been tested. If asbestos turns up, a qualified removal specialist finishes that work before general demolition begins, and mould or damaged wiring found in the open walls goes to the right professionals before anything is closed again.

Open walls are the best chance a house will ever get to fix its envelope. Insulating exterior walls, sealing leaks at rim joists and around windows and installing a continuous air barrier are far simpler with the drywall off. A tighter house needs less heat and more deliberate ventilation, so settle the envelope first and size the new heating, cooling and ventilation equipment for the house as it will be.

Many rebates depend on an EnerGuide evaluation done before any work starts. Quebec's Rénoclimat program requires a pre-retrofit evaluation before the work and a post-retrofit evaluation after it, and Ontario's Home Renovation Savings Program requires a home energy assessment for its insulation, window and door and air sealing rebates. The federal Canada Greener Homes Affordability Program delivers no-cost retrofits to low-to-median-income households through participating provinces and territories. Programs change often, so book the first evaluation before demolition and confirm the current rules; the energy audits page explains the evaluation itself.

On a job this size, the contract is your main tool for staying in control. It should refer to a specific set of drawings and a written scope, list allowances for items not yet chosen, say which permits the contractor obtains, and explain how hidden conditions will be priced, because opening every wall of an older house almost always reveals something. Every change should be written up, priced and signed before the extra work is done.

Link payments to completed stages, such as structure, inspected rough-in and close-in, rather than to dates. In Ontario, the Construction Act has each payer under a contract hold back 10 per cent of the price of services or materials as they are supplied, which protects the owner against liens from unpaid subcontractors and suppliers; other provinces have different rules, so have a lawyer or notary review a large contract before you sign. At handover, collect warranties, manuals, permit closures and photos of the open walls showing where pipes and wires run.

On the traditional route, an architect or designer produces complete drawings first, and several general contractors price the same set. You get independent design advice and comparable bids, but it takes longer, and a design drawn without a builder's input can come back over budget.

A design-build firm handles design and construction under one contract. Pricing feedback comes early, and one company answers when a detail doesn't work on site. The trade-off is that the designer works for the builder, so nobody outside the firm checks the design or the price. Whichever route you choose, confirm who hires the structural engineer, who holds the permit and who answers for errors in the drawings.