The Complexities Of New Home Building

by Hugh Heron

 

Recently, our engineer at Heathwood Homes came back from a job site and commented to me on how remarkable the new home building process is. I agree. We take a piece of raw land, shape it with big machinery to make it suitable for houses, install servicing and infrastructure for the community, and then build homes according to imaginary lines with no tolerance for error. It’s amazing – and that’s only part of the big picture. I’ve always said that new home design and construction is both a science and an art, and few people realize how complex the process is. There are literally hundreds of structured materials in a new home, all engineered to withstand decades of wear and tear. Plus, technology advances all the time, so builders and contractors have to continually learn about new materials and techniques.

Starting from the very beginning, a property has to be zoned residential, or else the developer applies for that zoning. This leads to a subdivision agreement with the municipality and province that outlines where the roads and amenities go, what types of homes can go onto the land, and any architectural controls that have to be adhered to. The builder usually has a vision for the land, and within the parameters set for us, we do our best to bring that dream to life. Architects, interior designers and decorators help us by adding their artistic talents to the mix.

Once we have the draft plan of subdivision approved, we can begin marketing and sales. As each home is sold, the builder applies for a permit that enables surveying and construction to begin. This involves pouring concrete bases for the foundations and basement walls. When you think of the number of new home sites across the GTA, the amount of concrete needed and the level of organization it takes to schedule trucks to deliver the material when the timing is right, it seems overwhelming. But it all gets done!  The foundation makes way for a waterproofing and drainage layer to be installed on top, and once storm water sewers are added, the infrastructure is connected. Then it’s concrete again as basement floors are poured.  Then the basement is backfilled and the surveyor can then come back on site and transfer the location of the house to paper. This is called a survey, and is sent to the registry office and is a legal document that will be part of the agreement of purchase and sale at closing.

Now that the basement is poured and backfilled and a survey registered, the carpenters take over. They first install the steel and columns to support the subfloor, and then they complete the partitions and roof, installing the windows during this process. Next come the shingles, followed by the brickwork - and the house is now “closed in.” The plumbing, heating and electrical rough-ins come next, followed by the carpenter “doubling up.” This means reinforcing where some of the framing requires it after the rough-in stage. We are now ready for insulation and drywall. Once the house is taped and sanded, the home moves to the finishing stages, with plugs and switches, floor and wall tiles, hardwood flooring, interior trim, kitchens and vanities, fireplaces, railings and broadloom, to name just a few. These all go smoothly under the watchful eye of the site superintendant.

We conduct our Pre-Delivery Inspection (PDI) once the home is finished, and we address anything outstanding. The building inspector performs the occupancy inspection before the walkthrough with the purchasers, and the processing of the Certificate of Completion and Possession (CCP) required for the Tarion Warranty Corporation coverage.

From beginning to end, building a new home takes the co-ordination of trades, supply deliveries, inspections, planning, marketing, advertising, public relations, sales, service and administration. Literally hundreds of people are involved in creating each home, from planners and engineers to architects, carpenters, plumbers, electricians, drywallers, bricklayers, cement workers, site supervisors, heavy equipment operators, truck drivers, sales representatives, décor consultants, service people, and financial experts. It’s a complex and noble task – after more than 40 years in the industry, I still love seeing it all come together, one house at a time.

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Hugh Heron is Principal and Partner in the Heron Group of Companies and President of Heathwood Homes, as well as a former Member of the Board of Directors of Canada Mortgage and Housing Corporation, and a Past President of the Toronto Home Builders’ Association and the Ontario Home Builders’ Association.