Ask beforeyou build.
The questions we hear most, answered the way we'd answer them across the table: what you can build, what it costs, how long it takes, and who does what along the way. If yours isn't here, ask us directly.
Planning & permits
That depends on your zoning, lot size, access, servicing and the rules in your municipality. A feasibility review answers it properly: we look at the property and the local requirements and come back with the realistic options, custom home, duplex, multiplex, laneway home, renovation or a combination.
Every municipality publishes its zoning, but reading what the zone actually allows for your lot takes some interpretation. We check the zoning and any recent bylaw changes as the first step of feasibility and explain what it means for your project in plain terms.
Almost any structural, envelope, plumbing, electrical or new-construction work needs one, and many renovations do too. We confirm which permits your project requires early, so nothing is built that would later need to be undone.
It varies by municipality, by the type of project and by how complete the application is. We map the expected pathway and timeline for your city at the start, then prepare and submit a complete application to keep review time down.
A development permit deals with how a project fits the site and neighbourhood, form, siting, use and character. A building permit deals with how it is built, code, structure, safety and inspections. Some projects need both, some only one. We tell you which applies.
Yes. Lot dimensions, lane access, zoning, servicing capacity and tree retention decide it. Feasibility gives you a clear answer before you have paid for any design.
Yes. We prepare, submit and track the application in-house, coordinate the consultants whose reports it needs, and respond to the municipality on your behalf.
Revisions are a normal part of municipal review. We handle the response, updating drawings, coordinating consultants and resubmitting, and keep you informed of what changed and why.
Most projects need a few: a structural engineer and a surveyor at minimum, and depending on the site, civil, geotechnical, energy, building science or arborist input. Feasibility identifies which ones your project actually needs, and we coordinate them.
As early as possible: ideally before you have drawings, and if you are buying, before you commit to a property. The earlier we look, the more options you keep open.
Architectural design
For new construction, additions and most structural or layout changes, yes, the municipality needs them for permits and the trades need them to build from. Smaller cosmetic renovations may not. We tell you what your project needs.
Understanding your goals and property, exploring layouts and direction, developing the preferred design, coordinating the consultants the project needs, and preparing the drawings used for approvals and construction. Materials, fixtures and finish selections are part of it too.
Yes: that is what we do. One team carries the project from feasibility through design, permits and construction, so design decisions are made with real construction input and real numbers attached.
It depends on the size of the project, how many consultants are involved and how quickly decisions are made. We set out the expected timeline at the start and keep you informed as the design develops.
Yes. Design is meant to be iterative, exploring and refining is the point. Changes are easiest and least costly early in the process, which is why we spend time understanding your goals before drawing.
Yes. Because design and construction sit with one team, we can weigh design decisions against cost as they are made, rather than discovering the budget conflict after the drawings are finished.
Most projects need a structural engineer and a surveyor, and some need civil, geotechnical, energy, building science or arborist input. We identify which consultants your project actually requires and coordinate them for you.
Yes. Interior reconfigurations, additions and whole-home renovations are a regular part of our work. We start by understanding what the existing structure allows and what you want the home to do differently.
Yes. Our Richmond studio holds our sample and material library, and selections are made with our team so that materials, finishes and budget come together as one decision rather than many.
Yes. The drawings we prepare are the ones submitted for permits and the ones the site builds from, so nothing is lost between design and construction.
Build
Cost follows scope, site conditions and finish level far more than square footage alone. We give order-of-magnitude numbers during feasibility, then a fixed construction price once the design and specifications are settled, before construction begins.
It depends on what is being changed, structure, envelope, layout, systems or finishes each carry different costs. Once the scope is defined we price it clearly, so you know the number before work starts.
A laneway home, a whole-home renovation and a custom home all run on different timelines, and permits and weather play a part. We set out a detailed construction schedule with milestones before we start, and keep you updated as the project moves.
A contract where the scope, specifications and construction price are agreed before work begins. The price holds for that scope, subject to the contract terms, approved changes and unforeseen conditions.
Only through an approved change: if you choose to change something, or an unforeseen condition is uncovered on site. Any change is reviewed, priced and approved by you before we proceed.
No. You can come to us at any stage. If you already have drawings and permits we can take it from there; if you are starting with an idea, our planning and design services can help from the beginning.
Yes. We review the drawings, confirm what is required for permits and construction, and price the project from them.
Rely does. One project management team coordinates trades, suppliers, consultants, municipal inspections and day-to-day construction, and is your single point of contact.
Yes. Changes are reviewed and priced before they are made, so you can decide with the cost and schedule effect in front of you.
Final inspections, a deficiency walkthrough, occupancy and handover, then the Concierge Program, which organises your warranty, product and maintenance information and supports the move into your completed home.
Our post-construction service. It gathers warranty information, product and equipment documentation, maintenance information and the important details of your home into one organised place, and keeps our team available as you settle in.
New homes carry third-party 2-5-10 home warranty coverage through Pacific Home Warranty. Renovation warranty terms are set out in your contract. Everything is documented and handed over through the Concierge Program.
Chat with our team.