Click below to view documents Design/Construction Process
Sample Contract
Contractor Price Comparison
Toronto Building Department Permit Information
Renovation/Construction Costs

Typical Scope of Services for All Building Projects:

FIRST MEETING
• Initial meeting usually at the project site lasting approximately one hour with the owner and /or contractor to discuss scope of work and rough budget.

• Designer will produce a detailed fee proposal / contract for the project, outlining the level of service, construction drawing schedule and fees for the project. Owner will review/approve the proposal and provide a retainer (usually 25% of total service) to the Designer before any drawing work.

SECOND MEETING
• For renovation to existing buildings, the Designer will measure the complete building both interior and exterior and produce “as-built drawings” including floor plans and elevations. This provides the base for the next phase of the work which is the design and technical drawings for building permit and the Contractor Tender period which follows afterwards.

• Designer will then examine all Zoning and Building Code issues pertaining to the building site, such as neighbouring buildings, setbacks, height, trees, etc.

• Owner to provide an updated survey and a detailed program and or sketches.

• Based on the information given by the Owner and compared to the local Zoning By-laws and the Building Code, an acceptable design that suits the Owner’s program of space and budget will be sketched out.

THIRD MEETING
• When the design is finalized and approved, the owner will sign the sketch and date it. The next installment of the fee schedule is then submitted to the Designer. From this point ,the drawings that will be produced are technical and very detailed.

• A Structural Engineer is sometimes engaged to ensure the proposed second storey addition or any additional loads can be suitably supported on the existing structure. The Engineer may also provide information for the new floor ,wall and roof framing or any non-typical construction detail.

• A Mechanical Engineer is also required to assess the existing and proposed heating and cooling requirements, providing drawings and heat loss/gain calculations .

• In renovations, the Architectural drawings show areas of demolition and proposed new construction, all floor plans, elevations, cross-sections, details and material specifications.

• It is assumed that no other applications are required for the project prior to Building Permit Application such as Committee of Adjustment, Ontario Municipal Board etc. If such hearings are required, there will be additional charges applied to the fee schedule.



A) THE CONSTRUCTION PROCESS

1. Design (1 - 2 weeks)
This is the beginning of the project whereby the design program is created. This is the client’s requirements displayed in a graphic form. These include size of building, number and types of living and working spaces, features such as skylights, stairs, decks, columns, construction materials and finishes. An updated survey of the property is required. This document gives the legal description of the lot made by a Land Surveyor and clearly defines the property lines, neighbouring buildings, trees and other features of the site, including the center line of the street. The design program is then compared to the Zoning Department’s requirements, the Ontario Building Code and other authorities having jurisdiction of this project such as the Metro Conservation Authority for properties adjacent to ravines and other natural protected lands. If the project has previous approvals from the Committee of Adjustment or any other authority, it should be made available to the designer.
The level of drawing at this stage is rough sketches on trace paper along with coloured renderings. As the design approaches completion, the drawings become more refined.

2. Working Drawings [Technical Documents and Specifications] (2 -3 weeks)
At this stage the design is final and the next stage is the preparation of the technical or working drawings that will form the Building Permit submission package. The drawings required include Architectural , Structural , Mechanical and Electrical (optional). They include plans, elevations, sections ,details and specifications.

3. The Building Permit Application (6 –8 weeks)
Once the drawings are complete, they can be submitted to the Building Department, where they will be checked for zoning, life safety issues and Ontario Building Code compliance. Upon issuance of a Building Permit, construction can commence, pending that all work will proceed as per the approved drawings and specifications.

4. Tender Period (1-2 weeks)
The selection of a contractor is the most important factor in the process. The project might have an award winning design, but if it is not executed properly it will not succeed. There is an important need to work with contracts and schedules. The contractor must provide references and be properly insured.

5. The Construction Stage (3-4 months)
Construction involves the coordination of many skilled trades people, ranging from excavators, to carpenters, plumbers, electricians to bricklayers and roofers. It is good practice and worth the money to hire a General Contractor who will oversee the project and for the homeowner to have only one person to deal with on site. The General Contractor can also use his expertise to solve any potentially costly problems that might arise during construction. Also he can use his position and purchasing power to get better prices for materials to be used on the project from lumber to bricks to plumbing fixtures.

B) FEE SCHEDULE

This fee proposal will outline the design fees (Architectural and Engineering) and provide a schedule for payment.

Stage 1) Deposit and Design
Architectural- Retainer (Usually 25% of total fee)

Stage 2) Working Drawings
Architectural, Structural, Mechanical - Payment (Usually 65% of total fee)

Stage 3) Building Permit Application (fee to Building Department)
For new construction fee is based on $12.60 / sq. m
For renovation to existing construction fee is based on $3.15/sq m
Stage 4) Permit Approval (Architectural)
Balance (Usually 10% of total fee)

Stage 5) Construction Period
Any Engineering Reports required by the City are to be extra (usually $ 250 ea.)

Any Architectural Reports or revisions to the approved drawings by Demetre Building Design shall be $ 250 plus expenses.


Miscellaneous Expenses, Taxes Travel, supplies, printing and other costs involved with this project will be charged at cost plus 10%. All fees quoted above will have the applicable taxes added.

Additional Services
• Demetre Building Design will coordinate all drawings with Engineers and communicate with Building officials, and resolve any outstanding issues at all stages of the process.
• No action will be taken unless prior communication with the client takes place and approval is given.
• Assistance will be given in the selection of a contractor and in the preparation of a contract, by reviewing submitted Tender pricing with drawing package.
• Demetre Building Design does not offer interior design services, but can refer an interior designer specializing in finishes, fabrics and materials. • Demetre Building Design can offer 3D photo realistic images during the design phase for an additional fee.