Everything You Always Wanted to Know about Having Probuilt Design + Build Renovate Your Home But Were Afraid to Ask

Renovating your home can be a daunting task. You likely have a million questions about the process and what's involved, and that's perfectly natural. So to remove your trepidation of the unknown and help you better understand exactly what's involved, we've prepared this valuable Q&A that will give you a clear idea of how we design our processes to make your dream renovation a seamless exercise.

Naturally, if you have additional questions, we're happy to address them at any time.

Q: How is a design-build firm different than the tender process?

A: Under the design-build model, the client, the builder and the designer/architect work together right from the outset of the project, a team approach that fosters a strong working relationship from Day One.

As a design-build firm, we will design the project towards a specific budget. That way, based on the initial design, once we provide a preliminary budget, if it seems like costs are creeping up, that's when it's time to tweak the project -- without compromising the design. At this stage, we can offer solutions like a phased approach as opposed to doing all the work at once.

So when working with a design-build firm, once working drawings are submitted for a building permit, you as the client have a final design, have a clear scope of work and know exactly how much the project will cost. But when you're working exclusively with a designer/architect, the drawings that have been sent for building permit are also submitted to a few renovators for quotes. But if those quotes come back and are consistently above your budget, you may have to start the process again by revising the design to match the budget -- a costly expense for the client.

Q: How do I find a reliable, trustworthy and efficient contractor?

A: Local building associations are a great place to start. There's BILD in the GTA, Simcoe County Home Builders Association for Barrie and the surrounding region, etc. Here's a handy list of all the local associations in the province.

Beyond that, word of mouth is a tried and true method. Ask friends and family who embarked on similar projects how happy they were with their contractors, but don't stop there. Be sure to do your due diligence and research that company:

• jot down any important questions before you speak to them;

• ask them for a list of recent projects, and older ones over the past five, even 10 years;

• make sure the contractor will allow you to speak to their previous customers;

• double check that the company is fully insured (WSIB and liability insurance); and

• ask for a sample renovation contract to understand the basic language of the agreement (it should include items like a progress payment schedule, timelines and a section that lists the full scope of work).  

Q: How can I get an estimate for my project?

A: A good firm like Probuilt Design + Build will provide you with a preliminary budget at the completion of preliminary design to ensure the project is being planned according to your budget. The preliminary budget will range from low to high and, in most cases, the project budget will fall somewhere in the middle (depending on finishes, complexity of design, etc). We will never move forward to the working drawings phase until the preliminary design and preliminary budget have been approved. Once working drawings have been completed, we prepare the scope of work and hard estimate in preparation of the renovation agreement -- all executed while we are awaiting permits. 

Tendering Process: If you're going through the tendering process, we advise you to have complete working drawings -- including structural and HVAC design -- and a full scope of work. Doing so allows you to compare bids on an equal footing, otherwise assessing the estimates will be an apples to oranges scenario. If you don't have a detailed scope of work description, different bidding renovators could have varying perspectives about what the finishes will be (i.e., hardwood vs. engineered or vinyl flooring; trim sizes; windows with stools and aprons as opposed to picture frame window casing, etc). 

You definitely want to ensure all proposals are detailed from each renovator that is quoting on the project.

Q: What are my financing options?

A: Great question! And do we ever have a great answer for you. We recently created a five-part series outlining everything you need to know in this regard:

• Part I

• Part II

• Part III

• Part IV

• Part V

Q: How long will my renovation take? 

A: Every project is unique, so in each case, the answer to this question will be based on factors such as the level of design and scope of work. Thankfully, all the supply chain issues inherent during the Covid-19 pandemic are mostly resolved, allowing us to access the supplies we need to complete your project within normal timelines.

Note that we have a proprietary system called Renovision, which is designed to streamline the process. Stay tuned, as we'll be breaking down the Renovision process in an upcoming blog series.

Q: How can I ensure this new home or renovation reflects my tastes?

A: We've developed a handy tool called ProPlan that is designed to ensure your project follows your taste to a T. It's filled with inspirational questions that will draw out your needs, your specific tastes and your project goals. With the completed questionnaire in hand, we'll be ready to design the project of your dreams -- down to the exact detail you desire. 

Q: Why do I need to provide all this information up front?

A: All successful renovation projects come down to the design process. Nothing can happen without understanding the clients' needs, wants and wishes and incorporating all of this into a design. And to do so effectively, we need to understand your design style; how you entertain; if you have children; how important certain spaces within a home are relative to other spaces (i.e., you need a kick ass kitchen, but don’t want a formal dining room... or perhaps a formal dining room is very important for your family; but you don’t require an eat-in kitchen). When we create a design towards a specific budget, getting into your ‘head’ is vital so we can meet your needs.

Q: Why Probuilt Design + Build?

A: Our Renovision process (see above) is our main differentiator. The product of years of experience, this process has never steered us wrong or failed a client. In fact, we are so sure of its effectiveness, that we firmly believe that any deviation from the Renovision process is likely to create a chance that the project won't work out the way you envisioned. Process is the key to success.

Q: Do I need to get a permit for this work?

A: If you are making alterations that include structural, HVAC, plumbing or egress, permits are mandatory before work can begin.

Q: What happens if I decide I want something different after the renovation work has begun?

A: This is not uncommon, but don't worry, we have the means to address your concerns with what is known as a change order. You can find out all about how this works here.

 Q: What happens after the project is completed?

 A: Upon substantial completion of the work, we will sit down with you to discuss the project and prepare a punch list (which includes all items that must be addressed before the work is considered completely finished). Note that Probuilt Design + Build always strives to meet our zero punch list policy. Should any items be noted, however, we will create a punch list that includes any tasks, who is responsible for the item (painter, plumber, Probuilt, etc.), and a completion date. Once all the tasks on the list have been completed and approved, the warranty kicks in from that date. Probuilt will then supply you with a closing package, including a gift, an outline of our referral program and a performance survey. We will also ask if we can be put on your reference list for prospective future clients and also request a review from you.

Q: What should I do if I find something I'm not happy with?

A: On the off chance that there's something about your renovation that you're not thrilled with, bring it to the attention of your site supervisor and our office immediately. We will work together to craft a solution.

Q: How do payments work?

A: We offer a progress payment schedule that involves percentages of the total fee being paid at various project milestones (i.e., initial start-up, completion of foundation, completion of framing, completion of project, etc.). The benefit of this system is that you won't be burdened with funding the entire project up front.

Q: Is the project insured by Probuilt Design + Build?

A: Yes, we are covered by commercial general liability insurance of up to $5 million. Beyond that, we always advise our clients to obtain their own all-risk direct damage insurance to cover the total value of the building and renovation value, inclusive of $1,000,000 third-party liability insurance. Note that once an item is installed, it becomes the property of the owner.

As a homeowner, if you do not advise your insurance company about your renovation, and there was some form of mishap or accident at the project; your insurance would not be covered for the building, plus whatever has been completed and installed on the renovation. If this insurance is not obtained, you risk not being fully covered for the new value of your home, if anything were to happen. 

Finally, the reason third-party liability insurance is prudent is you'll be covered in the event that you show a friend or family member the construction site after hours and they get hurt because they aren't properly protected.

Q: What happens if the home is damaged during the project?

A: To protect our clients, we document the project before any work has begun (taking photos that are uploaded to our project management system and are accessible by both Probuilt and the client). If anything becomes damaged and we are at fault, we'll fix it, as outlined in our contract.

Q: What assurance do I have that I'll be satisfied?

A: There are no guarantees in life, but our project lifecycle processes are designed to ease your worries and build trust from the very outset of the engagement. To help assuage any concerns you may have, we also invite you to speak to some of our former clients about their experiences working with us.

Q: What happens if there's a dispute?

A: While we've never had to use it once in our 30-plus year existence, we do have a Disputes and Terminations Section within our contract. In this, we suggest third-party arbitration to solve the issue.