Calgary reno or new build?

Is a Calgary reno or new build best for you? This is a very good question and one that has been put to us on numerous occasions by people looking a comprehensive changes to their home. For many have the extra space is the most important reason, but this could also be gained by building an addition. So how do you decide the best option, well let's take a look at some of the biggest considerations below:

Calgary reno or new build: Items 1 - 3

1. Permitting and Classification

A new home will involve going through the full blown development and building permit process. However if you are doing a major renovation involving replacing most of the existing structure and possibly doing a major addition, your project may well also be classsified as a new build (this is at the discretion of the City of Calgary). This may not seem like a big deal, but will ultimately add significant cost to your project, as you are now required to put in new sewer, water and gas lines! You will also be required to put your house through the Alberta New Home Warranty Program and there will be other criteria required in the permit process, you may avoid on a renovation. So before you make a final decision ensure you know all the items and costs involved, as you owe it to yourself to understand all the implications before you start.

2. Existing Structure

Taking a look at your existing structure is a wise thing to do for many reasons. Firstly your existing structure may be old and only be constructed for 4 inch walls (rather than 6 inch used on more recent homes). This not only restricts what you can add above (if you want to add another storey), without strengthening the framing below, but will also limit you options when it comes to insulation and thermal efficiency. In many cases now doing any kind of significant addition to your home and trying to comply with energy efficiency code, will not be possible with 4" exterior walls. Also your structure may have been compromised over the year by other renovations, have damp / rot or other reasons why not keeping the existing structure may not make sense when you are making such a major investment.

3. Size and Design

For others the existing structure may not be an issue when deciding whether to do a Calgary reno or new build. However the existing shape and size of the house may be too restrictive and no matter how much space is added the utlimate design would be a compromise. Many people doing this area in areas where they are looking at taking a 1950's or 60's bungalow and making a much larger home, but bungalows are not very wide and so the layout is far from ideal, even if it is opened up. Building a new home will give you complete design freedom, but will come at a cost! It will however allow you to have higher ceilings, flexibility on where stairs are located, have a completely open plan design, so it depends how important these factors are you to, whether a renovation or new build makes more sense.

Calgary reno or new build: Items 4 - 6

4. Foundations

In an ideal world if you have good foundations, being able to use these (even if you add to these), will save you cost. However you need to consider the condition of these as well as the height, locations of windows and doors, as well as current post locations, to see what is best. I have been involved in several century home projects, where the existing foundations were just made from stones and concrete constructed against the excavated soil and are inherently weak and prone to crumbling. Putting any additional load on top of such a foundation is not likely to be a good idea and would probably involve much engineering and strengthening work to make it viable. However on many homes basements are well built and can take a second floor being added to them. As foundations are not cheap and are also very important it is a critical area to investigate early on, if you are considering utilizing the existing one.

5. Utilities

This areas has already been mentioned under permitting and classification, but lets take a closer look here why it is so important! Putting in new sewer, water and gas lines may not seem such a big deal, but when you add this together with the associated City of Calgary fee for killing the existing services and also repairing the side walk and road to do this work, it is not usual to be looking at $30-40K! Remember you can't just get anyone to do this work, you need a city approved contractor to undertake the sewer and water line and ATCO will do the gas lines. The costs can vary depending on how long runs you have to do and also how the city classify the road condition and therefore the cost to repair it.So if your project is classified as a new build, you need to budget for these items before you consider the actual house itself.

6. Timing

This is important on two fronts when looking a a Calgary reno or new build. Firstly many people severely under estimate the amount of time needed in planning a major renovation or new built. You need to allow at least 3 months for coming up with the house design, before even considering going for the development permit. You are then looking in the region of another 3 months for the DP application and approval process, so now you are looking at 6 months before being able to apply for a building permits and think about starting construction. Secondly think strategically about when you are starting your project planning and design and extrapolate when this will potentially take you to a construction start. To avoid a slow start and also potential extra cost, always try to start soon enough in the year that you have the house built and closed off before winter sets in.

Deciding whether to do a Calgary reno or new build project, is probably one of the biggest and most difficult decisions to make! With so many major factors at play why not get an expert opinion to help you plan your project? Our consulting services will really help give you clarity and shed light on many often overlooked, but critical components.

So are you ready for us to help you with your renovation project?

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