OUR BUILDING APPROACH

Here is an outline of our Home Building Approach for our single-family homes. Depending on the size and style of the home, the lot, municipal inspections, availability of labour, weather and many other factors, the building schedule may be affected.

HOME PURCHASE PROCESS

BLD Homes, (Brownlee Land Development), is a locally owned home builder that offers a higher quality of living to the town of Perth, Carleton Place/Beckwith and surrounding areas. At BLD, our focus is on building low maintenance, quality homes that will make your life simpler and better. From start to finish, we treat your home like it’s our own because if it’s not good enough for us, it’s not good enough for you. We choose the plan for each home and match it with the perfect lot to maximize your space and curb appeal. All you have to do is move in.

BLD BUILDING APPROACH

PRE-BUILD

 

Planning

Before any construction begins, plans for the home are developed, finalized, and submitted to the municipal building permit office for review. Permits may be required for all or some of the following work: building, electrical, plumbing, septic system, and sewer connection. Prior to this, several tests will be conducted to examine the water table, the soil, and the bearing capacity of the ground and to conduct environmental tests. With this information, final engineering adjustments can be made to the plans.

BUILD

Safety

BLD Homes is committed to maintaining safe worksites, and therefore it’s imperative that buyers do not try and visit their home before closing except during the PDI (Pre-Delivery Inspection) when accompanied by our Site Supervisor and Client Manager.

Foundation

A great home starts with a solid foundation. The home is first staked out and the land is prepared. Often, the topsoil is removed and piled elsewhere for later use. Excavation is done, and the footings (concrete slabs to support the foundation walls) are formed and poured. Water, electricity, phone, and cable services are brought in at this time. The foundation walls are erected with poured concrete in permanent ICF blocks. The foundation is insulated, and damp proofed. Drainage is installed to keep ground moisture away from the house. An inspection of the foundation is conducted before the outside perimeter is backfilled. Interior products are then ordered early to prevent delays for installation later.

Structure

Upon completion of the foundation, the house is then framed. The Exterior walls and interior partitions are framed, and the roof trusses and shingles are assembled. Once the house is fully framed, the windows and doors are installed. The basement floor is installed, electrical and plumbing services are roughed in, and ducting for heating, cooling and ventilation is put in place. At this time, a structural inspection is done to ensure that the home meets all building code requirements including electrical and plumbing inspections as well.

Bones

Next to complete is the interior and exterior work. The exterior walls and the roof are insulated, and a vapour barrier is applied. Another inspection is done to ensure this work has been done properly before the drywall is installed. Heating and cooling systems are then installed, including fireplaces.

Finishing

Once the bones are complete it’s time to finish the home. The walls and ceilings are painted, flooring is laid, and kitchen and bathroom cabinets are installed. Plumbing and electrical fixtures are put in, trim is applied, and interior doors are hung. Siding is applied on the outside, along with eavestroughing, and porches and decks are installed. Final lot grading is done, and the driveway is put in. Another inspection is done upon completion of the interior to check stairs, handrails and other health and safety related items to receive occupancy on the home. After a final cleaning is completed, including of the air ducts and vents, the home is then ready to be viewed by potential clients.

POST BUILD

Landscaping

Any and all final touch ups will be completed. Curbs, sidewalks, driveways, lawns, interlock walkways and landscaping will also be completed depending on the season and weather. We do our best to have this completed as soon as possible but when delays occur, please be patient with our crew as it takes time to deliver the best. We also appreciate your patience when it comes to noise and associated dust and debris during the build of a new home.

HOME PURCHASE PROCESS

PRE-PURCHASE

Necessities

Consider what your home must have for you to be comfortable in it including the amount of square footage, whether you require a bungalow or a 2 storey, number of bedrooms, bathrooms, utility costs/efficiency, practicality, design/look and feel, personalization and/or customization.

Location 

Choose where to live by exploring different communities that offer amenities that suit you and/or your family’s communal needs. To see where our communities are located, please click here. Next review our floorplans to find a home that matches your wants and needs. When you’ve found a home that you’re excited about, sign up for our email list to receive more information on it.

Pre-Approval

Determine your home purchasing budget by visiting your bank, or mortgage broker, unless you plan to buy the home out right. Review your options for borrowing and get pre-approved for a mortgage in a price range that’s comfortable for you.

Post Purchase Budget

It’s important to keep in mind that there will be post purchase costs for your home. While we provide move in ready homes, you may want to have additional landscaping done and/or additional personal renovations done on your home by third party professionals such as a finished basement. Set a budget for this to avoid any unwanted financial surprises in the future. Click here for the full list of specs included with your BLD Homes home.

Unreserved Auction

First, decide what you’re comfortable paying, get verified, and start bidding with full control and transparency. Next, find one of our homes on the Unreserved site that you would like to purchase. Then use the market comparisons, inspection, and home warranty report, to make an informed decision on the purchase price. Following that, see the home in person during one of the scheduled open houses. Alternatively, you can arrange a private viewing or a virtual showing. Next you must register to bid. Before bidding, all buyers must submit proof of funds (mortgage pre-approval). This ensures that only qualified buyers can bid on

the home. Click here to start the start the pre-approval process. Once the auction starts, you can bid transparently by placing a one-time bid or setting a maximum bid using the Autobid function. Your real estate agent can also register to bid on your behalf. However, you don’t need an agent to bid, and bidding is the same process for everyone. If your offer is outbid, you’ll receive an instant notification. The default bid increase is $2,500, however bidders can also customize their bid amount. To keep the auction fair, any bid placed in the last 5 minutes will extend the auction by 5 minutes. This ensures everyone has an opportunity to increase their bid if they wish. Once the time runs out and the hammer drops, the sale is finalized, and the auction is over. The highest bidder then receives a call from an Unreserved Auction Specialist. The contracts are then created right away and sent to the buyer’s lawyer and the seller’s lawyer. Unreserved then collects a 2.5% deposit and holds it in trust until closing.

Unreserved Auction

First, decide what you’re comfortable paying, get verified, and start bidding with full control and transparency. Next, find one of our homes on the Unreserved site that you would like to purchase. Then use the market comparisons, inspection, and home warranty report, to make an informed decision on the purchase price. Following that, see the home in person during one of the scheduled open houses. Alternatively, you can arrange a private viewing or a virtual showing. Next you must register to bid. Before bidding, all buyers must submit proof of funds (mortgage pre-approval). This ensures that only qualified buyers can bid on the home. Click here to start the start the pre-approval process. Once the auction starts, you can bid transparently by placing a one-time bid or setting a maximum bid using the Autobid function. Your real estate agent can also register to bid on your behalf. However, you don’t need an agent to bid, and bidding is the same process for everyone. If your offer is outbid, you’ll receive an instant notification. The default bid increase is $2,500, however bidders can also customize their bid amount. To keep the auction fair, any bid placed in the last 5 minutes will extend the auction by 5 minutes. This ensures everyone has an opportunity to increase their bid if they wish. Once the time runs out and the hammer drops, the sale is finalized, and the auction is over. The highest bidder then receives a call from an Unreserved Auction Specialist. The contracts are then created right away and sent to the buyer’s lawyer and the seller’s lawyer. Unreserved then collects a 2.5% deposit and holds it in trust until closing.

PURCHASE

Agreement of Purchase and Sale

When you’re ready to purchase your home, make sure you have one piece of photo ID, pre-approval documents ready and your cheque book. You will then sign your Agreement of Purchase and Sale. You can also make this purchase digitally and enjoy the sales experience virtually from the comfort of your current home, with the same level of services. Congratulations on your new home purchase. We can’t wait for you to begin enjoying your new home!

PDI (Pre-Delivery Inspection)

The Pre-Delivery Inspection is an overview/orientation of your new home, which will usually take place a week prior to your closing date. Be sure to bring a copy of Tarion’s PDI checklist or download Tarion’s MyHome App on your phone to manage your new home’s warranty. During the PDI you will be accompanied by our Site Supervisor and Client Manager to go over any deficiencies that will require rectification through the homeowner Tarion Warranty. Click here for Tarion’s YouTube channel for PDI pointers.

Before Closing

Prior to closing day, there are a few tasks we recommend that you complete in order to simplify your new home experience. If you’re renting, give notice to your landlord and arrange for the return of your deposit. Confirm your home purchase with your bank/mortgage lender and finalize your mortgage details. Hire a lawyer to represent you and manage closing documentation. Obtain home insurance and notify your lawyer and bank/mortgage lender of the selected insurer. if you’re looking to sell your home, put your home on the Unreserved site or contact our recommended real estate agent Jennifer Glazier. Before putting your home on the market, organize, depersonalize and stage your space to achieve the broadest appeal. Unreserved offers all of these services. Arrange and schedule your move and book as far in advance as possible. Be sure to schedule it for after your closing day and not on your actual closing day in case of delays. We recommend Valley Moving or Darling Solutions to help with your moving needs. Be sure to also coordinate cancellations, transfers and change of address, notify medical, financial and/or contracted services, update licenses, subscriptions, internet services, memberships and mail. Lastly, set up auto payments at your new home including for Propane, Hydro, Internet, Hot Water Tank, Mortgage, Mail and Taxes.

Closing Day

Having your home completed before your closing date is our priority. We include some contingencies in our construction schedule to account for unforeseen events that could cause delays, such as obtaining permits, inspection approvals, availability of trades, and weather conditions. If we must adjust your closing date, we will provide advance notice in-keeping with Tarion guidelines. On closing day, meet with your lawyer to sign the required mortgage and property closing documentation and pay the associated balances and fees. Once the closing documents are finalized with your lawyer, we’ll contact you, you’ll get your keys and you’ll take ownership of your new home. We ask that you don’t schedule a move in for the day of the closing as delays make occur that could affect your move in time. Your home purchase only becomes a reality on the closing day when ownership is officially transferred to you. Please email us at info@bldhomes.ca if you have any questions.

POST PURCHASE

Move In

Be sure to arrange and schedule your move in for after your closing day and not on your actual closing day in case of delays. We recommend Valley Moving or Darling Solutions. We also recommend that you organize the connection of new home services such as internet.

Auto-payments

For your peace of mind, we also suggest that you set up auto payments for your new home utilities including for Propane, Hydro, Internet, Hot Water Tank, Mortgage, Mail and Taxes. This will make having to pay tedious bills much less of a hassle and give you more time to enjoy your new home.

Tarion/Warranty

First Year Home Warranty

Have peace of mind moving into your new home because the new home warranty is supported by Tarion for up to seven years. In this video, find out what is covered during the first year and how you can easily make a warranty claim.

First 30 Days & Last 30 Days of First Year

To request Warranty Service during the first 30 days of occupancy and during the last 30 days of the first year of occupancy, you can submit warranty request forms online at https://myhome.tarion.com

Second Year Warranty Coverage

The following items are warranted against defects in workmanship and material for a period of two years starting on your Closing Day: Plumbing system, Heating system, Electrical delivery and distribution systems, Water penetration of “leaks” from the exterior, Major structural defects, and Exterior cladding. If you experience a problem with any of the above noted items during your first two years of occupancy, please report it to us immediately.

Three to Seven Years Warranty Service

Your home is protected against Major Structural Defects (MSDs) for a period of seven years from your Closing Day/Occupancy Date. A Major Structural Defect is defined by the Ontario New Home Warranties Plan Act as: “Any defect in materials or work that results in the failure of a load-bearing part of the home structure, or any defect in materials or work that significantly and adversely affects the use of the building as a home.”

Thank You

Thank you for supporting our local family business. We worked incredibly hard to build your home, and we hope you enjoy it with your family for many years to come.

We’re known for our attention to detail.

Our stunning finishes include many features that other builders charge as upgrades, such as high caliber stone and Cement Fibre Board exterior siding, quartz countertops, luxury vinyl flooring and basement in-floor heating. We also promote sustainability by exclusively building with energy efficient ICF (insulated concrete form). ICF foundations are highly resilient, and energy and resource efficient, so you save on utility costs and have a greener home that lasts a lifetime. That’s the BLD Homes way. That’s the BLD Homes way. That’s Living, Upgraded.

We’re proud of what we’ve accomplished

OUR MILESTONES

Our milestones inspire and lead us forward.

We’re very proud of the communities and reputation we’ve built thus far and we’re incredibly excited for the future projects that we have coming soon. Thanks to our wonderful clients, we get to continue to do what we love, which is build unique, sustainable and high quality homes.

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