frequently asked questions

01

Should we renovate, build a new house or just move?

It depends on several factors.  Generally, our advice is to choose a neighbourhood you love and house close to what you want (because you’ll never find the house that matches your needs exactly), that way the necessary renovations may be smaller.

Another factor is the age and condition of your home.  Does it have the “bones” to sustain the contemplated work, or will it need extensive upgrades just to get to the starting line?

Are there sentimental things you enjoy about your home that you would like to keep or recreate in a new house?

When building a new house in British Columbia, you get the added security of the New Home Warranty (HPO) and the predictability of new construction (in terms of schedule and budget).

As every situation is different, please call our office to book a consultation in your home.

02

Will an architect be interested in my small project?

We realize that it may seem difficult to approach an architect for smaller projects.  At HEARTH architectural, our goal is to easily allow you to utilize the services of an architect without pretense.  If you will benefit from a new kitchen opened to a family room, or a simple addition, we would like to help you.

03

Why should we use an architect?  Why not a drafting service (or “my cousin’s friend who likes to draw”…)?

Architects undergo extensive education and on the job training before they can even call themselves architects.  Architects are bound by bylaws specific to their profession and must adhere to a strict code of conduct in serving the pubic.  By law, they are required to serve your best interests.

In their training architects look specifically at built space and how they interact with and affect peoples’ daily lives.  Combine this with extensive, current building technology knowledge, experience with municipalities, other design professionals such as engineers and an intimate knowledge of the process of design and construction, and an architect is a clear, accountable choice.

Whether renovating or building new, money spent on your home is one of the largest investments you may undertake.  The risks to your investment are high when dealing with the costs of construction and it is always best to consult with professionals who deal with the issues on a daily basis.

04

Can we use stock plans for our new home?

Stock plans may be a useful starting point; however, they are also very limited.  In order to use them, they must be adapted to conform with site specifics, local zoning bylaws, and local building codes.

Stock plans, while enticing, have no relationship to your building site.  In general they are designed for “any” site.  This means that any particular attributes of your site such as micro-climate, view, orientation, geographical characteristics, are not taken into account.

Stock plans also have insufficient information for securing municipal building permits or accurate pricing from builders.

While stock plans might be a good starting point for discussion, in the end, the money spent on stock plans at the early stage may be better spent with an architect looking at your specific situation.

05

Isn’t an architect too expensive?

Architect fees reflect the time it would take to do a particular job with the due diligence and care required to perform it responsibly.  Architects in BC must comply substantially with the Tariff of Fees issued by the Architectural Institute of BC (AIBC) to ensure a level playing field and to avoid fee under-cutting.  An architect may either work on a percentage based fee (normally referred to as a fixed fee) or hourly.  An architect is required to charge for any advice that is dispensed.

In the end the money put into professional services is reaped in your satisfaction in the custom design of your home, the reduction of your stress during the design and construction phases, and the increased value that an architect designed home has in the real estate market.  An architect can even approach your project from the beginning with a view to designing to maximize your “bang for your buck”.

In general terms, people can tell if something is well designed and engaging an architect can add this value.

At HEARTH architectural, we understand that committing to professional fees is a big decision, and is usually not made based on anything more that an interview, references and samples of work.

We have really strived to break down the process so it is clear to you from the beginning what service you will be receiving, but also to ease you into the commitment.  We have developed an incremental approach to the initial design work.  Please click our "Process" button above to learn more about our unique project delivery/service model.

06

Can we add a second storey?

It depends on the municipal bylaws that apply to you and the structural integrity of your home.  Both of these would have to be investigated first.

Please contact the HEARTH architectural office for more information or to book a consultation in your home.

07

Do we need a building permit?

Most municipalities require a building permit if you are performing work that requires a city inspection.  This type of work may include any structural, electrical, or plumbing changes.  Certain municipalities even require repair and maintenance permits for smaller projects.  It is best to contact our office or your city hall directly.

08

How can we find a good builder?

We at HEARTH architectural have worked with many different builders in the Metro Vancouver area.  We are able to pre-screen builders by location preference, scale-of-job preference, and compatibility with our clients.

Generally, we only deal with builders we have established a rapport with and who have demonstrated their abilities at effective project management by delivering quality - on time and on budget.

We can help you negotiate with a particular builder or work through a competitive bid process.

09

We only want building permit drawings.  Can you help us? 

or

Who looks after our interests during construction?

At HEARTH architectural, we pride ourselves in providing full service and believe that the most important time for our involvement is during construction. This is when all of your wishes and design solutions are implemented.

During construction we act as the administrator of your contract with the builder.  We are there to facilitate.  We answer questions that arise during construction, as well as process builders’ claim for payments, to ensure that not only do you get what you pay for, but that the quality and craftsmanship is also delivered.

That being said, if we feel that a particular client has the experience or training required to work in their own best interests during construction, we would be happy to discuss modifications to our standard service.

10

Can we have a suite?

Some municipalities allow suites.  If yours does, it is simply a matter of reviewing the particular rules within your city and working within them.  Most times, it is possible to integrate a suite into your home.  Please call us for more information, or contact your municipality directly.

11

Is this wall load-bearing?  (Can we open up a wall?)

Often times in renovations you are only limited by your imagination, and structural elements can often be addressed with clever architectural and engineering design solutions.

As with any endeavour there are always ramifications, and you would want to make sure you are fully aware of potential problems and costs.  We can help you identify these things, before the big money is spent.  For more help, please feel free to contact our office for a consultation in your home.

12

Do you carry liability insurance?

In British Columbia, liability insurance for architects has become increasingly difficult, if not impossible to get, for newer firms.  This means that many design professionals are forced to risk practicing without liability insurance.

HEARTH architectural has, through the solid record of its principals, been able to secure and maintain professional liability insurance for the benefit and security of all.

13

How long does the design process take?

The design process is contingent on many factors.  The complexity of the project, the scale of the project and any special or discretionary processes or requirements by municipalities that must be met all effect the timeline.

A project might be as quick as a couple of weeks, or may be protracted over several months.  For a better idea, please contact our office.

14

We already know what we want, can you just draw it up?

Many people assume that the solution to dysfunction in their house planning or the solution to their need for more space is straight forward.  While in some cases, this may be true, there might be municipal bylaw issues that have not been considered, or “ripple” effects as a result of proposed changes that do not materialize until construction.

The professionals at HEARTH have the experience it takes to help you with efficient solutions from a planning and space point of view to construction cost budgeting.  We specialize in looking at the big picture and working to achieving your ultimate goals.

15

What is a HEARTH report?

A HEARTH report is essentially a feasibility study, created with a view to giving you as much useful information as possible in order to help you make intelligent decisions about the future of your home.

Please click "Process" above to learn more about the contents of the report.

16

How long will my HEARTH report take?

Your report normally takes 3-5 weeks to complete (including measuring your existing home in the case of a renovation).  However, the timeline depends on the office’s workload at any given time.

Please contact us directly for more information about project scheduling.

17

Why do you need to measure the house, we already have old plans?

The measured drawings, or existing conditions drawings are the foundation for all future work on your existing house.  It is essential that all of the zoning information is relevant to what has actually been built and it is essential that any proposed work be related to what exists.  Things almost always change or are adjusted during construction, and although drawings you may have resemble your home, discrepancies and differences are built in and lead to false assumptions and costly errors.

Measuring and drawing the house for a renovation also allows us to get to know your home intimately and allows us to conduct our analysis and think about potential problems and solutions even before the "design".

18

Can we phase our project?

Absolutely.  In fact often times, it makes sense from an affordability standpoint.  In the HEARTH report we can give you a master plan.  That way, the plan can be broken down into intelligent phases, and having to redo or tear out recently done work is minimized and future work can be anticipated in the current construction.

19

What do you do at a consultation?

The consultation is the first step in our architectural service.  For more information on what happens at the consultation or what you must prepare, please click "Process" above or contact the HEARTH architectural office.

20

Why do you charge for a consultation?

We strongly believe in the value that design professionals bring to the table.  The cost of the consultation is meant to pay for the architect’s time and includes any advice that may be dispensed during the consultation.  The AIBC requires that architects charge for services rendered.

21

We weren’t anticipating spending so much on professional fees.  How can we work the cost of these fees into project cost?

As it is a requirement to fund the design work prior to construction, this is often a concern.  Your best bet is to discuss your needs with your bank and/or financial advisor.  Many products are available these days to assist people looking to build houses or renovate.

22

Why do you need to spend so much time (and therefore more fees) with the blueprints and specifications, can we make decisions on an as need basis during construction?

Many construction components have lead times that make on-the-fly decision making detrimental to the budget and the schedule.  Most importantly, however, we pride ourselves in making as complete a construction document package as possible.

The more detail prospective builders have, the more meaningful the bids or proposed budgets are.  Having detailed drawings forces them to be more accountable to you and allows them to obtain real prices.

23

Can I do my own interior design?

A common misconception in residential construction is the role of the interior designer.  Many people believe it is simply making finishes selections.  This is only part of the job.

Other components of the job include drawing interior elevations and millwork drawings and coordinating these with the architectural drawings, figuring out tile layouts and documenting and coordinating these with finer construction details, working directly with building suppliers to coordinate everything from door and window trim to narrowing down selections for cabinet knobs.  Finally all of this information is assembled into a clear, cohesive package.

Other duties are ensuring furniture and lighting layouts work with the proposed architectural work and fine coordination with the builder during construction to ensure all of your finishes are executed properly.

At HEARTH, we realize the complexity of the interior designer role and the importance of good interior design (as opposed to just "good taste") to a successful project.  Because of this, interior design is an integrated part of our overall service.

24

What about landscape design?

Almost as important as your house, is how your house relates to the garden and landscape.  A house that is well situated allows you to utilize and enjoy your property to its fullest extent.

At HEARTH we have a talented landscape designer who is architecturally trained.  Because of this special mix of abilities, Michelle's work is integrated into your plans from the beginning and is sensitive to architectural issues as well as landscape and site issues.

Michelle has extensive knowledge of local plants and trees and is able to work closely with sophisticated green thumbed owners, or those with a more passive interest.

Landscape design to a schematic level is included in our full service, while full landscape construction drawings and specifications is an additional, complementary service.

25

What is included in your fee?

At HEARTH architectural our fees beyond the HEARTH report include full architectural design and documentation services, as well as bidding or negotiating (with prospective builders), and construction services both on the site and in the office.

Also included in our service is full interior design and documentation and landscape design to a schematic level.

Additional services include full landscape design and documentation service and interior decorating service (drapes, furniture etc.).  Other additional services include Board of Variance representation and other special approvals with municipalities or other groups.

26

What square foot costs for construction can we expect?

It is difficult to give a square foot number for construction that is meaningful.

Costs vary based on a number of factors.  For example your geographical location (even within an area like Greater Vancouver) can affect your cost per square foot.  Other factors that will influence costs are the types of finishes you select.  The price point of your appliances, or choices like carpet or hardwood can dramatically affect your bottom line.  Even the way a renovation or addition is approached during the design stage and whether or not the planned work is optimized can have a significant impact.

Collaterally affected areas in the home can also skew the cost per square foot.  For example, adding a top storey means doing structural work on the main floor, and possibly the basement and foundation.  These areas are not nomally included in square foot calculations.

In the end, some discovery design work must be completed in order to, at the very least, establish a scope of work to determine a reasonable square foot estimate for your project.  A HEARTH report gives you this type of information at an early stage before committing to the whole project.

27

A note on the recent construction market volatility.

The past five years have seen unprecedented volatility and incredible inflationary numbers in construction in Greater Vancouver.  In fact over the past few years we have seen inflation in construction costs rise at 1-1 1/2% per month, versus 3% per year in years past.  At the present time; however, there is some stability creeping back into the construction market.

In any case, this incredible inflation has been coupled with market spikes in certain material supply and within individual trades, with the undesirable effect of increasing construction contingencies from less than 10% to over 25% in some cases. 

Recent world economic events have had effect on construction and development.  Single family home improvement is not immune to these market forces.  As such we have seen a "softening" of prices, but it remains to be seen in the mid-term what construction price will continue to do.

At HEARTH architectural we will work in your interests, not only to prepare you for  the costs you will face, but to help mitigate some of the volatility.  Having detailed documents prepared by our team will be instrumental in preparing the foundation upon which you enter into a construction contract with a builder.  Furthermore, builders recommended by HEARTH have delivered good results in the past.    

28

Should we hold off on any work and continue to save and do the work at a later date?

For some families a renovation or new home may not be possible immediately.  The question often asked is, "Should we save now and hold off on the work until we have more money for the improvements?"

The answer is simple from our point of view.  If you are not comfortable with the estimated costs, do not proceed, or reduce the scope of work and proceed with caution.  However, there is one caveat in the Greater Vancouver residential construction market.  Because construction costs are so volatile, there are some instances where construction inflation is still outpacing inflation, the gap between what a dollar can buy now versus a year from now can be as as much as 13%.

In this case, value for the dollar is quickly eroded. We would recommend taking a close look at your finances with a professional and examining your real needs in terms of improvements to your home.  That process will help shed some light on the conundrum and inform you of your options.

29

Can I have a Laneway House?

30

How will the proposed HST affect my project?

32

I heard LiveSmart BC energy incentives have been discontinued, is this true?