Frequently Asked Questions
Q: If I have my own building lot, can I contract you to build a custom home on it?
Absolutely. As your custom home Builder or Project Manager, I can custom design a dwelling that maximizes unique features of your property while meeting the needs of your household. Subject to zoning, setbacks and structural restrictions.
Q: I bought a property with an existing house on it. Is rebuilding an option?
Absolutely. Our tear-down and rebuild option is a very popular choice as it accommodates those who love the characteristics of the property. We can also conduct a partial tear-down and rebuild to preserve parts of the house while using the existing footprint of your home. Subject to zoning, setbacks and structural restrictions.
Q: Do you offer Project Management Services?
I do offer Project Management as an alternative to our Builder-Homeowner contract agreement. Project Management offers construction management and client consultation throughout the building process and serves those clientele with open schedules who wish to be more involved in the building process. In this instance, as your Project Manager, I would work with you to contract trades professionals, suppliers, and materials. My services would be contracted based on a flat fee (relative to the size and complexity of the project) and you would assume financial control over invoicing and payments throughout the construction process. The benefits of this agreement is that the homeowner increases their control by their level of involvement. This option may not favour the interests of all clientele; Project Management oversees construction in accordance with local building codes however, timelines can become skewed when homeowners use trades professionals other than those currently offered by Marsan Custom Homes. Further, the homeowner--as a self builder-- is responsible for all construction liability and insurance requirements on behalf of the construction site AND their trades professionals that would otherwise be covered by Marsan Custom Homes in a traditional Builder-Homeowner contract. Under the Project Management option, Marsan Custom Homes would not offer a traditional custom home warranty nor would the dwelling be protected under Tarion Warranty Program. Warranties would be subject to those of individual suppliers and trades professionals.
Q: How long does it take to build a custom home or major renovation?
The services we provide are custom and individual; the length of time to complete construction is relative to the complexity of the project at hand. The closing date in our Builder-Homeowner contract is a good indication of an average scheduled timeline yet subject to availability of trades professionals, supplies, homeowner requested change-orders and unforeseen environmental variables.
It is important to note that the building process begins with months of preparation before 'digging ground.' As a Builder, I align thousands of details to come together in succession which may intermittently result in temporary periods of inactivity while waiting for a permit to be issued or synchronizing trades professionals, for example. This is normal under any construction project.
Q: What do you charge per square foot?
As much as I would like to give you a flat rate, the services we provide are custom and relative to the complexity of the project at hand. For example, the cost per square foot for a 4000 square foot two storey with 8' ceilings and vinyl siding exterior is quite different from the cost per square foot for a 4000 square foot bungalow with vaulted ceilings and natural stone exterior. Every custom home is individual and priced accordingly. I always provide clientele with a formal quote to reflect accuracy and expectations dependent on their level of customization.
Q: I would like you to quote on my custom home. How long before I can expect to receive a formal quote?
Generally speaking, and when working from finished working drawings (stamped by Architect), I can prepare a quote within 3 - 5 weeks time. Again, a custom home quote is individual and relative to the complexity of the proposed dwelling.
Q: What are the differences between building a house on an empty lot and a tear-down/rebuild of an existing house?
The main difference is the extra cost of levies on an empty lot that has never had a house built on it. New home levies on an empty lot can run you tens of thousands of dollars. There are no levies on tearing down of existing houses. The costs with tear-down/rebuild involve demolition which is a fraction of the cost of levies. Tear-down/rebuild is subject to possible additional and sometimes unforeseen costs such as upgraded hydro and sewer lines and/or broken sewer lines. Service upgrades are the responsibility of the homeowner and NOT the City. Often times it is not possible to foresee such issues until inspection and are therefore not included as part of the Builder/Homeowner contract.
Q: Why is a two-storey more cost effective than a bungalow?
The cost per square foot of a two-storey is less because you are building 'up' and not 'out.' Bungalows maximize ground level square footage and therefore incur higher costs because they require a larger foundation and roof.
Q: Is it cheaper to build in the summer?
Seasonality affects home construction costs. The most optimum time of year to begin home construction is April 1st when the weather is warm and hopefully dry. Projects that take place over colder months yield higher overall costs; it is more expensive to heat the premises during construction, dig ground in frost/snow, remove snow to accommodate trades professionals and/or function in extreme cold conditions.
Q: Can I supply my own floorplan? Architect?
Absolutely. If you have your own crafted floorplan, I can either prepare the drawings for submission to an Architect and Engineer for stamping and approval or I can work with your existing final working drawings provided they are recent, include a BNIC number and are in accordance with Engineering specifications, zoning, setbacks, and building codes.
Q: Do I have to get my own building permit?
No. When you contract Marsan Custom Homes, I seek permits and approval on your behalf. Under certain circumstances, special permission may be required and I would act on your behalf to attend meetings to obtain permission to build.
Q: Do you offer construction financing or are you able to work with our bank's financing terms?
I do not offer construction financing. If I own the lot and have been contracted to build your home, ownership gets transferred to the client upon closing with payment in full. Most clients who already own the lot and contract to have a custom home built will seek individual bank financing. Keep in mind that bank financing installments may not align themselves with the terms as agreed upon in our Builder-Homeowner contract and this is problematic. Marsan Custom Homes does not sync invoice/payment schedules according to your individual bank financing terms nor is it acceptable to hold back a percentage of contract price to meet the requirements of your bank. Be certain to understand the particulars of your bank-client agreement and make alternative financial arrangements independently to ensure a timely and lawful closing.
Q: I have a Direct Buy membership. Can I supply my own materials (windows, flooring, roofing, doors, etc.) and get a credit from you off my custom home quote?
Although I certainly understand your interest in saving money wherever possible, using client-supplied materials, suppliers, and/or trades professionals complicates the building process for several reasons and is therefore unacceptable under our Builder-Homeowner contract. Quite simply, I guarantee my workmanship, trades professionals, and materials for a period of two years under the Tarion Warranty Program. I cannot guarantee products or services provided by external sources other than my own. Further, the trades professionals I use are certified and act in accordance with WSIB, liability, and building code specifications.
I do, however, offer Project Management as an alternative to our Builder-Homeowner contract agreement. Project Management offers construction management and client consultation throughout the building process and serves those clientele with open schedules who wish to be more involved in the building process. In this instance, as your Project Manager, I would work with you to contract trades professionals, suppliers, and materials. My services would be contracted based on a flat fee (relative to the size and complexity of the project) and you would assume financial control over invoicing and payments throughout the construction process. The benefits of this agreement is that the homeowner increases their control by their level of involvement. This option may not favour the interests of all clientele; Project Management oversees construction in accordance with local building codes however, timelines can become skewed when homeowners use trades professionals other than those currently offered by Marsan Custom Homes. Further, the homeowner--as a self builder-- is responsible for all construction liability and insurance requirements on behalf of the construction site AND their trades professionals that would otherwise be covered by Marsan Custom Homes in a traditional Builder-Homeowner contract. Under the Project Management option, Marsan Custom Homes would not offer a traditional custom home warranty nor would the dwelling be protected under Tarion Warranty Program. Warranties would be subject to those of individual suppliers and trades professionals.
Q: Rumour has it that Builder's 'pad' their quote by an extra 15%.
I can only speak for my own business and that is absolutely not true. If I padded my custom home quote by an additional 15%, I wouldn't be in business. This is a competitive industry and since the added 8% from HST, our prices are tighter than ever.