Scollard Design Build plans
  1. Site Selection
  2. Planning and Design
  3. Contract and Financing
  4. Permits and Approvals
  5. Construction
  6. Upon Completion

SITE SELECTION
Clients often own a piece of property with an existing building on it and are looking to do a major renovation or to tear down the existing structure and build a new one. Other times they come to us looking for a particular lot in which case we present any properties that suit their needs. Sometimes this is an existing property in our portfolio or we put them in touch with a local real estate expert. Either way, we visit the site so that we become familiar with the specific nature of the lot. Things to consider are: access, setbacks, lot coverage, soil/ground quality and natural setting retention. These items will be taken into consideration when the planning and design phase begins.

PLANNING AND DESIGN
This is an extremely important part of the building process and it helps get the project off to a strong start. We encourage clients to spend a lot of time reviewing plans and reading material in regards to design elements they might like to incorporate into their custom cottage. We work closely with both a designer and an architect. If a client comes to us with a plan that they want to rework, or if they want something similar to a previous project, then we will likely work with the designer to tailor the building to the clients specific needs. If looking to come up with a very unique building suited to a specific property, or they have some not yet visualized the concepts they want, then they are welcome to work with the architect to put something together. In addition, some clients have an existing relationship with an architect that they know or have used before and we welcome the opportunity to work with that individual.

CONTRACT AND FINANCING
We will execute a building contract for the construction portion of your cottage. This contract includes a detailed list of all features and specifications for the building, and includes all the necessary legal components of a contract. This contract, along with the preliminary drawings, will be required to obtain financing. A service that Scollard offers that many other builders in the area are unable to provide is access to our financial Building Facility. We have a program set up with a major bank that allows us to essentially finance client projects. If a customer is interested in a property and contracts us to build their cottage or residence, then we can fund the project throughout the building process. Once completed, our client can then close on it as if they were purchasing a completed cottage. This facility is very attractive for clients as it allows them to custom-build their project with fewer financial complications. Of course, many individuals are able to finance the project themselves or choose to use a trusted financial institution of their choosing. Regardless of the method, an initial deposit is required that is used for plans, permit costs and site preparation. Then throughout the process the builder will receive periodic progress payments (draws) based on completion percentages. The lender independently inspects the property to determine the allowable draw due to SDB and we use those appropriate funds to complete a specific portion of the project.

PERMITS AND APPROVALS
All work we undertake will have gone through the appropriate permit process. We believe strongly that these processes are in place for a good reason and respect the desires and requirements of the local building departments. We have a lot of experience with permits and offer our clients the service of completing the application process for them, including applying for variances. In addition, as of January 2006, plans submitted for approval require a BCIN (Building Code Insurance Number) under Bill 124. This means that an individual who has completed the required courses and carries the required insurance must put their BCIN on the submitted plans. This ensures that the plans meet the standards of the building code and their insurance will cover any shortcomings that develop in the future of the building. Many companies use subcontractors (such as engineers or other BCIN enabled contractors) to endorse their plans. Our own Project Manager has taken the required courses and carries insurance to sign off on all plans that we submit to the building department. This allows us to take final responsibility that the plans are complete with no structural flaws.

CONSTRUCTION
We personally supervise all phases of construction, and coordinate efforts with our subcontractors and suppliers. We have long standing relationships with our vendors, which helps the construction process run as smooth as possible. Custom cottages typically take between 5 to 10 months to complete depending on size and complexity as well as unforeseen circumstances beyond our control (supply disruptions, weather, etc.). We will, of course, try our best to stay on schedule and to notify of any expected delays.

Most of our clients live a good distance from the building site and worry about the lack of control. We are flexible to meet at the site when the time is suitable to the client as well as communicate via phone and email. Our on-site contractors often carry digital cameras to take progress shots of the project. We can use these to photograph a particular design element that the client may want to change or clarify. This permits a visual confirmation of an item or change which is more reassuring than a verbal account.

Speaking of changes, throughout the construction phase ideas may develop that differ from the original plan or the client may want to add a particular element. In these circumstances a Change Order is created and signed by both parties identifying the scope and any additional cost of the work. This ensures that there is no confusion over the change and that it will be completed according to the right specifications.

During the construction of the cottage, the local building department will perform inspections of our work, ensuring that our work complies with the building codes. The following are the major inspections:

  1. Footings
  2. Foundation/Backfill
  3. Framing
  4. Septic
  5. Plumbing Rough-in
  6. Electrical Rough-in
  7. Insulation
  8. Final Plumbing
  9. Final Electrical
  10. Occupancy
  11. Final Building
After the occupancy inspection there may be some small items that need final touches or replacing. This is normal in the course of custom building and will not prevent you from acquiring a necessary mortgage on the property or moving into the cottage. We will establish a schedule to complete these items within a timely manner though we are sometimes delayed by factors beyond our control (ex. spring access issues such as ice, load restrictions or too much mud). Rest assured we will complete the project according to the contract and more importantly to meet and hopefully exceed your quality expectations.

UPON COMPLETION
Once you have moved in and are enjoying your property our relationship won't simply end. We are always available to help with any questions or address any concerns. While we register completed buildings with Tarion (link to Tarion Page) to provide you with peace of mind, we take personal responsibility for any items that arise, and no client has ever had to contact Tarion to settle an issue with one of our buildings. At the one-year anniversary of the completion date, we welcome a list of items or concerns that you have. During the settling phase certain occurrences can be expected. Most of these exist with all newly constructed buildings and can be repaired quickly and to your satisfaction.

Our goal is to provide our clients with a superb property that they are satisfied with and proud to call it their own. We hope that you are so happy with our service and product that the next time you build, or if you know of someone looking to build, you will think of us first.