Award winning Custom Home Packages including house plans with site specific design.
Canada's largest privately owned window and door manufacturer
Canada Mortgage and Housing Corporation (CMHC) is Canada's national housing agency. CMHC is Canada's premier provider of mortgage loan insurance, mortgage-backed securities, housing policy and programs, and housing research
Save money and protect the environment through energy efficient products
World leader in fiber cement siding and backerboard
Reliable wood, vinyl and aluminum windows and patio doors
A leader in the design, manufacture, and custom fabrication of glued-laminated structural wood systems.
The objective for most people who build a new home is to get a valuable return on the investment and a home that fits their lifestyle needs. Value is created when your finished home is worth more to you than the cost of construction.
Keep in mind that there are no shortcuts to achieving a successful result when building your home. It takes expertise, good planning and proper management to build your home right.
Preparing a proper budget before you start your construction project is important. Costs can increase significantly if changes to the design and material specifications are made once the project has been started. Changes can also cause time delays, which can be a problem if they impact on the building season.
Construction resources need to be scheduled on a sequential and timely basis. Proper planning is essential and can only be carried out when you have a clear understanding of what involved in your project. Making changes once work has started can be costly. Structural changes will require outside experts who are harder to find for more complex buildings. Good planning helps you save money and stay in control of your project.
Williams Lake Home Builders has timely access to experts and can advise you on the key variables involved in the building process. We help you plan your project and make good decisions before you start construction.
Williams Lake Home Builders can help you produce meaningful budget estimates based on realistic numbers and assumptions in a short period of time. We use project estimating software developed specifically for the custom home industry. This provides more cost certainty for homeowners, builders and financial institutions, which is a major concern for everyone.
This systematic approach ensures that all the materials and labor required to complete your project are considered when preparing your budget. The cost of completing your home will depend on the size, location and complexity of the project. This means you need to look at all the variables, including site conditions, the type of design, features and the quality of finishing products you want in your home.
Estimates from Williams Lake Home Builders are complete and professionally prepared. They can be used to provide a true comparative when evaluating competitive quotes. Accepting construction quotes that are incomplete or not based on project specific information can get you in a situation where you may face serious budget overruns.
The time taken to complete your project will depend on the size of home, location of property, complexity of construction, weather conditions and frequency of inspections.
To determine a realistic occupancy date Williams Lake Home Builders uses a comprehensive work schedule detailing key milestones to keep the project on track. Each milestone is carefully planned to bring the project to successful completion and meet your projected occupancy date. Completing a custom home will be dependent on reaching these key milestones:
|Activity||From (wks)||Up to (wks)|
|Selecting Design and Materials||8||12|
|Permits and Approvals||2||20|
|Construction and Inspections||15||38|
|Projected time to occupancy||25||70|
Another important factor that influences timing is Williams Lake weather conditions. The Williams Lake region experiences cold spells and moderate snowfall which leaves a limited time period for building a custom home. Construction can take place any time once foundations are complete. However, foundations cannot be poured until the frost has left the ground. Road restrictions can take place in March and April which means it is difficult to transport heavy loads such as excavation equipment, concrete or full truck loads of materials.
Williams Lake Home Builders has a thorough understanding of Williams Lake requirements. We can help you plan your project to start at the optimal time.
Williams Lake Home Builders primarily works within a one hour drive from Williams Lake. We also serve the surrounding area and have familiarity with the challenges of the more isolated locations in the area.
The area around Williams Lake consists of a number of small population centers that are largely rural in nature. The nearest large town is Williams Lake but even there it is hard to source many of the high quality products needed to build an exceptional custom home.
For this reason Williams Lake Home Builders has established a preferred relationship with a national supplier to make sure that the right building materials are available on a timely basis. The organization has the ability to economically supply a wide range of high quality materials that cannot be sourced on a local basis. We also have good relationships with local suppliers to give you the best possible pricing on building products.
Due to the complexity of construction, it is essential to select people who can manage and build your new home. Few homeowners are able to take on the whole project without relying on a team of professionals.
Building a custom home successfully requires attention-to-detail and a good understanding of the construction process. There are many tasks to be completed, which require skilled people to manage them. The objective for most people who build a new home is to get a valuable return on the investment and a home that fits their lifestyle needs. Value is created when your finished home is worth more to you than the cost of construction. Keep in mind that there are no shortcuts to achieving any of these outcomes. It takes expertise, good planning and a proper control mechanism to get the best possible result.
It is important to select a general contractor who is qualified for your type of project and can complete it for the quoted price in an acceptable time frame. You also need someone you can trust to manage and schedule the right builders and trades.
It is equally important to evaluate your general contractor based on the expertise offered and the ability to see the project through. Contractors need to be properly insured so they do not transfer the risk of injury and damage related lawsuits to the homeowner. A contractor's business liability insurance can protect you if your home is damaged by the contractor or his employees or if he causes damage or injury to third parties.
Having a meaningful written construction contract is essential. The key elements are scope of work, procedures for changes, payment terms and provisions for sign off at the time of completion. The construction contract should also address responsibility for work-related injuries, damages to third parties and property damage (builder's risk insurance).
Design and Materials
There are many design possibilities and thousands of building components with different performance characteristics to choose from. The first step is to develop a concept design. Typically people start with a look or an interior layout that they like. This is then taken to a preliminary plan, which can be used to develop to generate blueprints and a rough budget.
The next step is to spend adequate time to choose the right materials. Changes are far more costly when they are made during construction. Material purchasing requires a special skill set. It takes a professional looking at finalized blueprints to accurately determine the right quantity of materials needed.
Building permits need to be in place before you can start construction. Some land preparation can take place prior to permits, but you need to be aware of the local guidelines that may restrict this work. Some of the issues involved in getting permits are:
Apply for permits as soon as you have your construction blueprints. The objective is to obtain all approvals so that you can get foundations in place prior to peak season or adverse weather conditions. You can always delay construction, but you can't move it forward without permits
Preparing the building site includes clearing the land and excavating so that foundations can be formed and concrete poured when the weather conditions are right.
It is important to get the foundations in place as soon as blueprints are available and permits have been obtained. Cement cannot be poured below freezing temperatures or other adverse weather conditions without special procedures.
At this stage the building inspector has approved the work done to complete the exterior structure of the home to lock-up. Based on this milestone approval, a progress or final payment to the contractor must be made. The home is now weatherproof, secure and ready for to take to the completion and occupancy phase. You are now able to finish the home at your own pace and on your own timetable.
Occupancy means that your home is ready for you to live in. You may choose to work with the general contractor or hire trades directly to complete the exterior and interior of the home to occupancy. Working with an interior designer may be helpful in arranging the purchase and installation of flooring, cabinets and millwork.