Frequently Asked Questions
FAQ About Starting a Renovation
Please feel free to contact us at (416) 888-7366 to schedule a 5-10 minute phone call. We’d love to discuss your renovation plans with you and determine if we’re the right fit for your needs. If we’re not the best match for you, we’ll happily recommend other qualified contractors who may be better suited to your project.
Yes! Due to the detailed work and investigation that is completed during the design process, when it is time to prepare your Renovation Agreement, we are able to provide you with a Fixed Price Quotation and Payment Schedule. Not only will you know exactly what your renovation will cost, you will know when each payment will be due during the construction process before we pick up a hammer!
For most kitchen renovations, a permit is not required.
However, extensive renovations involving structural or layout alterations, or modifications to plumbing or electrical work might require a permit. Different municipalities have different requirements and procedures. Sometimes it may take 6-8 weeks. If application and drawings are not prepared correctly it may take even longer. Working with an experienced renovation company can help guide you through the permitting process.
Our team at Sosna is familiar with permitting requirements within Toronto and the GTA. We understand when one is needed, and can streamline the process of obtaining the necessary permits for your project.
The job of a Sosna designer is to get to know you to understand YOUR taste, and to find solutions that fit your lifestyle, budget, and the wants and needs of your family. They are excellent at finding a harmonious compromise when the tastes of family members differ.
As soon as we sign and agree on the Project Development Agreement (PDA) we will put you in queue to start the design with one of our designers. Once this happens we will be able to give you a much better idea on when we can start. Typically we can start design within 3-4 weeks of authorizing the PDA. |
Design typically takes anywhere from 2-3 months. This ultimately depends on how quickly you can make decisions. |
Our minimum project starts at 100k. On average renovations cost anywhere between $100-$300/sqft depending on the complexity, existing conditions and materials. However, small areas can easily exceed this range. Additions and Extensions can cost a lot more. For instance, a 250 sf extension to the back of the house could cost $250,000. |
Living in a home that is undergoing renovation can be a challenging experience. We recommend that you consider moving out, especially if you are renovating the kitchen. If you do choose to stay in the home during the renovation, it may take longer to complete the project, which will likely result in additional costs. However, we understand that sometimes it’s not possible to move out. We will make everything possible to minimize the impact on your daily routine. A Zip-wall system that isolates the renovated areas and HEPA filter are just some of the things that we can do to help minimize the inconveniences. We have renovated many homes with people living in them and many of them said that they actually enjoyed the experience. |
We usually divide each project into 5 to 7 milestones spaced in time equally. A milestone could be a completion of structural framing or start of drywall installation, start of flooring installation or cabinetry. A progress payment is due as we reach a milestone. This way our clients pay only as they see the progress, never paying big sums upfront. All our renovation agreements have clear Payment Schedules explaining when and how much would need to be paid. |
It depends on whether we need to have a Building Permit and on when you authorize renovation agreement. We usually Pre-book your project in our Construction Schedule as soon as we decide to work together on designing your project and authorize Project Development Agreement (PDA). |
Once you sign the Project Development Agreement (PDA), we will schedule you to begin the design process, which typically takes 2-3 months. Afterward, we will consolidate all of our numbers and present you with the Renovation Agreement (RA), which will include a construction start and completion dates. The construction phase of the main and second floor reno typically lasts 3-4 months. The entire house reno and additions may last 4 to 6 months. |
FAQ During Design
It would take about a week for your designer to prepare all construction documents. Estimator will then write detailed scope of work, collect all quotes and finalize the price (another week)
It depends on the scope of your project. Typically a Kitchen renovation takes 5-6 weeks if no structural work is involved and could take 8 to 10 weeks if we need to move some load bearing walls. A bathroom renovation takes 3-4 weeks of everyday work and then we wait for custom glass fabrication for 10 business days. Once the glass is ready we can install it within 2 hours and a shower can be used the following day. A Full house reno can take 3-5 months, with an addition or extension it may take up to 6 months. Main and second floor Reno typically lasts 3-4 months. |
We at Sosna offer a unique opportunity to reduce mistakes and surprises during construction, but only if we fully understand how your home is constructed. In order to diagnose and identify mechanical and structural elements of your home, we may need to cut openings in your walls, ceilings, and floors during the Design Phase. |
We will cover the holes using the cut drywall piece secured with tape &/or screws After the design is complete, the responsibility for repairing openings and holes will be yours, if for whatever reason we decide not to proceed with construction. |
Pre-ordering FFS is not a must but is offered by Sosna for items which may have long order lead times, limited stocks &/or be discontinued. Sosna will purchase these FFS on your behalf to ensure that they are available when construction starts. Should they arrive earlier than expected, most of our suppliers can store them for until when they are needed on-site. |
Yes, it would be best to do your research & order during Design as many appliances have long order lead times. Some take up to 8 months in our experience.
We recommend all our clients to have their new appliances installed by certified installers, not by your general contractor. This will keep warranty in one hand and eliminate finger pointing should your new appliances malfunction.
As much as we would like to help, we do not install appliances every day and are not experts in this field. It may take more time for us to understand the requirements of your specific appliance. This will likely increase the cost and as mentioned before make more difficult claim warranty defects.
Once we sign the Renovation Agreement (RA) you will be supplied with a Construction schedule sowing everyday of what will be happening in your home. It will indicate the date when you can get your appliances delivered and installed. Your project manager will also keep you updated well in advance during the renovation process if this date has to be adjusted. |
As per the Ontario Occupational Health and Safety Act, if your home was built before 1985, it is mandatory for homeowners to provide a report regarding the presence of hazardous materials.
This report is essential for ensuring the safety of both the homeowners and occupants, as these hazardous materials can be airborne, invisible, and odorless.
We ask all our clients to clear all renovation areas of personal belongings and loose items. We ask them to remove all pictures and paintings mounted on walls even outside the renovation areas due to possible vibration. We are happy to assist with moving large and heavy items that you are unable to move on your own. |
FAQ During Construction
All our projects have dedicated Supervisors that are on the jobsite every day. They are accessible every day for any questions or updates. Our Project managers typically meet with our clients onsite once a week to review what has been done and what the plan is for the following week. |
Part of our design process is to investigate all mechanical and structural issues, to help to eliminate major surprises during construction.
Most importantly, there will be no price changes, because all material and fixture selections were made before construction. This will also ensure there will be no delays because all materials are pre-ordered, and all measurements and design will fit those selections.
Most of our work is completed by our dedicated in-house crew. In the event a trade is brought in, Sosna works with only fully licensed and qualified trades that we schedule, and are responsible for.
Because Sosna handles your project from conception to completion, we are in charge of the schedule for every team member working on your project. This, and our extensive process allow us to keep our promise to complete your project on time.
In the 22 years Sosna has been in business, we have only missed the deadline on 2 occasions. In these 2 instances, the deadline was extended due to a request by the clients to increase the Scope of Work.
The amount of projects we have in progress depends on the complexity of each project. We usually have several projects in construction at all times.
To ensure each project is being given the dedication and attention it deserves, each one is handled by its own dedicated Sosna supervisor that is on site from beginning to end.
FAQ After Construction
We provide a 2-year warranty on all our labor and materials. All warranty requests are addressed within 2 business days; or immediately if they are urgent. Every service call is an opportunity for us to remind you what a smart decision it was for you to hire Sosna. We hope that you will spread the word about us in return.
Welcome to the Sosna family! We consider you a client for life and will help you with any project or service in the future, no matter how big or how small, and always with preference in our schedule.
We will respond to all warranty claims within 2 business days. The project manager who handled your renovation will organize the completion of your warranty repair.
FAQ - GTA Renovation Tips
For a moderate home update, the average renovation cost is approximately $100,000 – $200,000. Renovations involving big structural changes, or full gut jobs on average are likely to be greater than $200,000
Getting referrals from people you know who’ve had positive renovation experiences is a great way to find a reliable contractor. You can also ask potential contractors for a list of client references or if it’s possible to meet with a previous client in their renovated home. This lets you see the work firsthand and ask the homeowner about their experience
Mike Holmes is known widely as Canada’s most trusted contractor. He has a solid reputation for being trustworthy and reliable, and is known for using quality materials, his high standards, and for helping homeowners fix bad renovations.
Sosna is a Holmes Approved Homes (HAH) contractor.
Steps to Choosing a Renovator:
- Verify that they have a valid license.
- Inquire about their typical project costs to see if they match your budget.
- Conduct an interview with the Renovator to see if they meet your specific needs.
- Request an explanation of their work process.
- Ask for references.
- Make sure they are insured.
Areas of the home designed for entertaining, like the Kitchen, Bathroom, and Basement, are usually the most expensive to remodel. These spots often require more professional input to maximize functionality and to ensure renovations hold up well under frequent use and over time.
Structural issues and necessary repairs should always come first. Then, consider which rooms you frequently use and what improvements would most enhance your daily life and happiness. Remember, if feasible, completing all your renovations at once instead of in phases is often more cost-effective over time.
Custom Cabinetry is a great item to splurge on. It can provide optimal storage that fits your specific needs. It can also be the perfect solution for awkward spaces and to optimize small areas.
Safety should always come first, and this includes several key features:
- Grab Bars: These are crucial for providing support and stability, helping to prevent slips and falls.
- Flooring: Opt for non-slip, easy-to-maintain flooring and skid mats to reduce the risk of slipping.
- Accessible Showers and/or Bathtubs: These should have easy entry and include shower seats for added comfort and safety.
- Accessible Cabinetry: Consider lowering or specially designing cabinets to make them easier to reach.
- Improved Lighting: Better lighting can significantly enhance visibility and safety.
A curbless shower simplifies the transition from a wheelchair to the shower seat for both seniors and caregivers. Walk-in bathtubs are another excellent option as they are easier to access than traditional tubs and often include a convenient built-in seat.
A Bathroom remodel can bring unexpected challenges and complications, such as:
- Unexpected plumbing problems, including leaks or old, malfunctioning plumbing.
- Changes to the layout might be restrictive or might necessitate redoing the plumbing.
- Leveling the floor.
- Ensuring proper ventilation and waterproofing (we recommend Schluter for waterproofing!)
- Dealing with dry rot.
When considering the best options for safety in flooring, vinyl and cork tiles are sturdy and safe options. If maximum safety is your goal, rubber tiling is the best choice, although it tends to be more expensive and less attractive.
The cost of a kitchen update in Toronto can vary significantly based on factors such as kitchen size, materials, renovation complexity, and layout changes. Prices typically range from $30,000 to over $100,000.
Permits are likely to be required for renovations impacting a home’s safety, like structural modifications, wiring, or plumbing adjustments. Smaller updates such as painting or cabinetry installation generally don’t require a permit.
Cabinetry is usually the most expensive aspect of a Kitchen remodel. This is primarily due to the expenses associated with materials, customization options, and the professional installation required.
The elements that contribute the most value to your kitchen depend on how you use your Kitchen. Your kitchen should mirror your individual style and requirements.
Opting for durable, high-quality materials will ensure your Kitchen holds up long term.
Resilient countertops like granite or quartz, good lighting, and a carefully planned layout can notably increase the value of your Kitchen.
Renovations of Kitchens and Bathrooms consistently remain among the top choices for homeowners.
Dry weather is ideal, particularly summer, is the best time for Kitchen renovations. Fall is also good, and contractors are usually less busy.
Renovating the kitchen tends to be the most difficult room to renovate because it’s a high-traffic area that needs to hold up to constant use. It’s essential to carefully plan the layout, cabinetry, appliances, and finishes, while ensuring seamless integration with plumbing and electrical systems.
The Kitchen tends to be the most difficult (and important) room to keep clean, because it’s where food is stored and prepared, so the cleaning needs to be thorough. Large appliances must be moved for a deep clean, and there are plenty of hidden nooks and crannies that require attention.
In the GTA, a permit is needed for structural or layout changes, electrical or plumbing alterations.
Minor bathroom renovations, like painting, tiling, or fixture replacements, typically do not need a permit.
As of 2021, you’ll face a penalty for “work without permit,” equivalent to 50 percent of the permit fees for the project, or $198.59, whichever is higher (maximum $27,234.64). Your project will also be paused, and all work must cease while your permit is being processed.
Once your application is considered complete, a residential building permit takes about 10 business days.
A building permit for a specific job does not expire. If any changes are made to the original plan, the permit can be revoked, and a new permit will need to be obtained.
A Designer will help to maximize the functionality and aesthetic appeal of your Bathroom, and find solutions for awkward and small spaces, and make sure your Bathroom is built to last. Overall, working with a bathroom designer can turn your vision for your space into a reality while saving you time, stress, and money in the long run.
Definitely! An interior designer isn’t just good at making spaces look and function well. They also understand the technical aspects, like plumbing and electrical systems, to ensure everything meets safety standards and codes. At Sosna, our designers and contractors work together under one roof, making sure the design and build phases blend seamlessly.
Designers can be especially helpful for large home remodels. They will provide solutions to optimize your space for your specific needs, and help you to select fixtures and finishes that will both fit your tastes, but also last long term.
A Designer will help to take stress away from the renovation process, and will help you to stick to your budget, ensuring that you don’t have any regrets with the end result.
If you don’t have the time, expertise, or confidence to design a space that looks great and flows well, bringing in an interior decorator can be a worthwhile investment. They offer professional guidance and can help you to stay on budget, and optimize your space to fit your needs and taste.
Interior design involves understanding the needs of the people who will use a space and optimizing it for both beauty and functionality. This includes devising layout modifications and drafting plans that a construction team can implement. In contrast, interior decorating concentrates solely on aesthetics, enhancing a space with decorative elements and furnishings.
An interior designer gets to know their clients to optimize the functionality and aesthetics. They meet with clients to understand their needs, design layouts, choose fixtures and finishes, and produce detailed construction drawings. Additionally, they obtain permits, and assist to manage projects and make sure everything complies with building codes.
Interior designers take on many important roles, and here are three key tasks they commonly perform:
- Space Planning: Interior designers develop design layouts to enhance functionality and flow, customizing the space according to the client’s needs and preferences. This task involves planning the placement of walls, furniture, and fixtures.
- Material and Finish Selection: They select colours, materials, and finishes for floors, walls, and ceilings, carefully considering both aesthetics and durability to ensure everything matches the client’s style and the intended use of the space.
- Project Management Assistance: Interior designers help manage projects from the initial concept to completion, ensuring that all design specifications are adhered to, budgets are kept, and they collaborate closely with the construction team throughout the building process.
Interior Designers address challenges such as cramped layouts, inadequate lighting, and work within budgets to create comfortable living spaces that meet their client’s aesthetic tastes. They successfully accomplish this by understanding clients’ deeper needs and translate them into inspiring, functional environments that enhance their lifestyle.
A home addition enables you to stay within your current community while upgrading to a home that aligns better with your needs, preferences, and lifestyle. This option can be helpful for growing families who wish to stay in their neighborhood, as it provides the opportunity to create a more functional layout with additional space tailored to their lifestyle. A home addition can make existing areas of your home work better for you.
The priciest aspects of a home addition often involve structural alterations, foundation adjustments, exterior finishes, and utilities/HVAC integration.
Costs can vary depending on factors like project size, complexity, chosen materials, and the specific rooms being added (e.g., a kitchen will be more costly than a bedroom addition).
The kitchen is often considered the heart of the home and the most frequently used room. It serves as a central hub for cooking, dining, and spending quality time with family and friends. As a result, a kitchen renovation is widely recognized as one of the most valuable and impactful home improvement projects you can undertake.
On average, a kitchen renovation can increase the value of your home by 50-80% of the renovation cost. According to Remodeling Magazine’s Cost vs. Value 2021 Report, a midrange major kitchen remodel can result in a 72% return on investment, while an upscale kitchen remodel can yield an impressive 78% return. This percentage can drastically vary depending on the quality of materials, the scope of your kitchen renovation, and your property’s location.
An upgraded kitchen not only increases your home’s resale value but also enhances your living experience by making the space more functional, enjoyable, and aesthetically appealing.
First, prioritize your wants and needs. Separate “must-haves” from “nice to haves”. The saying goes: Renovations cannot be finished. They can only be stopped”. Decide what’s the most important and focus on it. There is no limit to how much you can improve your home but if your budget has a limit then you better draw a line and stick to it. Being realistic with your goals, needs, and overall budget is essential.
The next step is to find a company whose goals and values align with your own. There are too many risks involved in renovating. It’s important to choose a company that’s the right fit for you from the very beginning and that you trust will act in your best interest.
In many households, the mudroom and the powder room are often the most commonly used rooms. The mudroom serves as a transitional space between the outdoors and indoors, providing a place to store shoes, coats, and outdoor gear. The powder room, typically a small half-bathroom, offers convenience for guests and family members alike. Despite their frequent use, both spaces can sometimes be overlooked in terms of upkeep and design, leading to them being neglected compared to other areas of the home.
