Permit issued

Major excitement at the city of Ottawa HQ

It’s a happy day at the Rosen household. We went to the city this afternoon to finally pick up our permit. Mark dropped off the revised drawing set on July 24th. We have our permit today, September 1st. 

After submitting it to the city in July, we had a couple back-and-forths with our building code/plans examiner. Mostly on things she needed clarification or more detail on – nothing major. She went on holiday for a week, which slowed things down, but we eventually got her sign-off a couple weeks ago. Overall, not too bad. We were feeling pretty good about how smoothly things were going with the permit application. When we asked when it would be available to pick-up, she asked us whether we had grading and zoning sign-off yet. Say what??

Turns out neither zoning or grading had received the drawings. Argh. Not sure whose responsibility distribution was (I would assume the City's), but alas. That is what we’ve been dealing with the last couple weeks — getting their sign-off (in and amongst holidays). And now here we are today. At long last: permit-ssion granted. It’s go time.

Permit-ssion granted

Banner cutting: work begins

I am proud to announce that work has begun! I've been waiting a long time to be able to say that. I'm feeling pretty good today. Our top-notch tree team, Ottawa Tree Surgeons, cleared the lot this morning. Quelle difference! I cannot believe how gigantic our silver maple looks now. And the lot!

Mark met our tree team and our excavators yesterday morning on the lot. The excavators are on-deck, so we wanted to ensure expectations were clear and the lot would be ready for them. Before they begin their work, we need to fence off a drip-zone around the silver maple — an orange fence that will remain for the duration of the build to protect the root zone of the tree.

Our city plans examiner took five days to respond to Mark's feedback only to say she needs a hardcopy and has since left on vacation. Argh. She'll be back tomorrow. And we're hoping the can turn around a permit for us right away so the dig can start next week. Wouldn't that be nice? Want to keep this momentum moving forwards. 

The construction mortgage demystified (part 2 of 2)

How it all works

A construction mortgage differs from your traditional mortgage in that nothing exists yet. Most traditional mortgages involve a down payment. So, for ease of calculation, let’s say you have a 500,000 mortgage that requires 10% down, that means you have to front $50,000 and the remainder is what the bank actually issues as your mortgage — $450,000. 

With our construction mortgage, the bank financed 100% of the land cost, which meant that at the time of purchase, we did not have to pay anything on the land.* We have only to pay the interest on the land until we start the build. As far as down payments go, at this pre-build stage, it has no one to go to, which is why they financed 100% for us. The bank assumes that we will pay the 10% (downpayment, if you will) towards the construction portion of the mortgage ourselves. So the actual mortgage amount granted has this amount subtracted from it already. 

Let’s say the land cost was $200,000 (A) and the build cost was $400,000 (B), for a project total of $600,000 (C) (these numbers are for illustration purposes only). The actual mortgage would then be for $540,000 (C minus 10%). Meaning you think it’s going to cost $400,000 to build, but are hoping to build it for less :p Capeesh? It took me a while to wrap my head around.

Construction mortgage breakdown (example)
Land cost (A)	200,000
Build cost (B)	400,000
Project cost (C)	600,000
Mortgage (C – 10%)	540,000
Effective build cost	340,000

When the build begins

As mentioned, until we start the build, we only pay interest on the land portion of the mortgage (like a line of credit, where you only pay the interest on the portion used). When we’re ready to start the build, we will be allocated a series of disbursements based on percentage of construction completed. CMHC decides what these breakdowns should be, and the bank issues the funds once someone has been out to site to confirm that the work has indeed been done. This means that money will be tight up until our first disbursement is issued (because we’ll have to front the money ourselves, and/or have to negotiate with our subcontractors for flexible payment terms). 

The disbursements used by CMHC	%
Excavation, foundation	9
Damp proofing, drain, back fill	2
Frame, sheathing, roof	20
Doors, windows	6
Rough electrical	4
Rough plumbing	3
Insulation, air vapour barrier	5
Basement slab	2
Exterior finish	12
Drywall	9
HVAC	3
Complete electrical	1
Complete plumbing	4
Kitchen cabinets & bathroom vanities	6
Finish carpentry	5
Interior painting	2
Flooring	4
Site work	3

We are hoping that the above is just a guide and there’s some leniency. Because we’re building a Passive House, we’ll be investing a lot more on the envelope than a traditional build. So our numbers will be skewed towards insulation and windows and less towards HVAC and finishes. We shall see.

We can ask that the bank gives us as many disbursements as we want, but CMHC’s fees have allowed for four. Should we choose to ask for more, there are additional fees — not only from CMHC but also for lawyers and appraisers too. When we are ready, we let them know and they send someone out to confirm that the work we said was done was, in fact, done. We will likely ask for our first disbursement once the excavation is complete and our foundation is poured.

As the disbursements are issued, our interest payments will rise as our mortgage advances. For example, after the foundation is poured, CMHC may deem the construction 15% complete, at which stage we ask for our first disbursement. Using the numbers from earlier, we have $340,000 left from which to build our house. So our first disbursement will be 15% of $340,000, or $51,000. And we’re now paying interest on $251,000 up until our next disbursement/withdraw. See table below for the full story.

At the end of the process, when work is certified 100% complete, we will switch our mortgage over to a traditional mortgage. At which stage we will likely have some options. Do we want to take out a home equity line of credit because our completed house will be appraised at a higher value? Thoughts for later on…

Phew! I did it. And you made it to the end. Hope this helps other curious minds. Many people I've met have expressed interest in building, but aren't really sure how. Understanding the construction mortgage, and the fact that we actually might be able to get one with zero money down (for the land), was what set our wheels in motion. I still scratch my head over the fact that they were willing to give us so much money. But the bank's not stupid. They'll make their money.

Mortgage disbursement calculations (example)
% Complete	x Build cost (B = $340,000)	Disbursement amount	Cumulative withdraws on mortgage
15	51,000	51,000	251,000
50	170,000	119,000	370000
75	255000	85000	455000
100	340000	85000	540000

• Earlier I stated that we did not have to pay anything on the land when we bought it because it was 100% financed. What the mortgage calculations do not take in to account are the soft costs. I wrote a post earlier about those effing soft costs. When we purchased the land, we had to pay the GST on the purchase, immediately, in cash (bank draft). We used equity from the sale of our house towards this. We also had to pay the city permit application and will soon be paying development fees (upwards of $21,000 or so) once the permit is actually issued. Yep, those soft costs hit hard. Ouch.


• An uninsured construction mortgage will typically require 20% downpayment on the project, and be subject to a holdback of 10% on each disbursement. Something to bear in mind if this is the route you go.

The construction mortgage demystified (part 1 of 2)

I have been bugging Mark to write this post for a long time now. Fortunately/unfortunately he's too busy trying to get our house built. Thought I’d give it a shot. Not a bad idea for me to do anyhow, seeing as how it will probably bring clarity and ensure that I actually understand it too! I should be able to explain it or I have no business getting one.

As a disclaimer: every mortgage is unique, and I am in no way an expert. This is simply how it is working for us. Also, don't be discouraged if you don't understand it first time 'round. We met with our bank earlier this week and our banker had to ask another banker how it worked, and then we all figured it out together using a good ol' fashioned paper and pen.

So here goes.

Step 1: estimate project cost (A + B = C)

Rewind to a year and a half ago. When the land went up for sale. Before we put our offer on the land, we spoke to a construction mortgage specialist at Desjardins. Working with hypotheticals, guessing a best and worst case scenario for the sale of our home at the time, he was able to help us figure out how much money we might have to work with (C). At the same time, Mark and I were formulating ideas as to what kind of house we wanted to build on the lot (i.e. how big) and used a basic cost per square foot to help us do the math on the build (A). (I think we used around $250-300/sq.ft). In the simplest terms, the cost of the land (B) + the cost to build (A) would equal our project total (C) and therefore how much our construction mortgage application would be for.

The numbers were a uncomfortably high. But compared to the prices of older fixer-uppers and newer infills in the neighbourhood, there was no question: we had to do it. (We also wanted to…) When Mark and I decide we’re going to do something, we do it. There’s no half way for us. The land across the street was the only place in the city we wanted to be. There apparently was a competing bid on the land, so we made sure ours was adequately high and wrote a sympathetic letter to the neighbours selling the lot, hoping to warm up the offer.

It was accepted (yay) with a three week condition, which was based on the next step of the process: getting the bank to approve us for the construction mortgage. 

Step 2: get approved

In order for the bank to dish out the funds, we had to show them we could actually build a house on the land that would be appraised at a high enough value to warrant dishing them out. This meant that in three weeks time, we had to design a house, estimate the cost to build said house and get it appraised…Or else we’d lose the land. 

I might just add here that we were at a bit of an advantage because of Mark-itect. I wouldn’t normally suggest (and neither would he) that you design a house over the course of a weekend. But like I said “when we decide we’re doing something…”

Working around the clock, Mark and I designed a house. It was a good house. One that a has since evolved, but the basic program remains (and should theoretically be appraised at the same value). Mark was able to cost the build for us.* The bank appraised it at exactly what we were hoping they would.

• This is where you want to enlist the services of a professional, be it an architect, builder or developer. Because the bank will not be satisfied with you ball-parking your build cost as a layman. Neighbours of ours up the street are GC’ing their own infill house, similar to ours, but neither are industry professionals. Which means the bank required 3 quotes from every single trade (from framers to painters), prior to approving their mortgage. A heck of a lot of work. I suppose if you didn’t have the three week condition, as we did, this task would be less daunting. Nonetheless.

Step 3: get approved...again

Because our “downpayment” would be less than 20%, our mortgage needed to be CMHC approved. Our Desjardins construction mortgage specialist, Etienne, forwarded on all the relevant information to CMHC.

Finally, we got the green light from both and the land was officially ours. Validation complete. It was a stressful three weeks, to say the least. 

Now that we’re finally approved, moving on to part two of this series, how it all works.

Permit pending

After submitting our drawings, we had an incredible turnaround from the city -- only 2 days! Our plans examiner responded with a small list of items that needed clarification and/or revisions. Mark has since addressed them (all but one, which we're hoping won't hold up the permit) in a follow-up. By the end of this week, there will be one of two possible outcomes: 1) she has more questions or 2) she gives us our permit. We will be flabbergasted if it's the latter, but are hopeful.

This week we are meeting with our excavators, and the bank, setting up builders risk insurance, getting some trees chopped down, gathering more quotes, ordering site fencing, toilets and waste bins, and a whole slew of other things of which I will go into more detail on with all due haste.

Building permit submitted

Mark submitted our drawing set to the city last Friday. Engineer-stamped and everything. Cause for celebration. HOORAY! Only a year behind schedule. I had some friend remind me today, however, that we're not building a developer home here. Our expectations of how fast a house can be designed and built may be a bit skewed. This ain't that kind of house. We're playing the long game.

Hopefully we'll get a quick turnaround and an open-minded official overseeing our project. We're trying to do something different. And that can be scary to some.

Meanwhile, I'm in Vancouver with our daughters, visiting my sister. It's such a wonderful city. We've often thought about moving to Vancouver. Still do. It's such a wonderful city. Leading the world in healthy living. Building a passive house out here would be 'easy peasy' and a natural fit with the more moderate climate. If we can make it happen in Ottawa, we can make it happen anywhere. 

My dad

So I came across my dad's thesis in our storage locker last week. "Towards an architectural co-existence with the sun". I'm guessing this was around 1977 (?). He was always ahead of his time. Writing about passive principles and solar voltaics. 

He was a strong voice. One could argue, the father of green building in Canada, as we know it today. One of his first employees, Oliver, worked on the Saskatchewan House, renown in Passive House circles. In the early 90s, he was responsible for Ottawa's Minto-built Innova House, one of the country's first R-2000 houses and the first that contributed electricity back to the grid with its solar panels. He also brought the Energy Star program up to Canada and wrote the first iteration of the program. These programs, and their ease of adoption for developers have had large-scale impact on the quality and energy efficiency of the housing industry overall. One off homes, like ours, are great, but if we want real impact, it's made through existing channels and large developers, like Minto. 

When you're a kid, your parents are just your parents. What, they had lives before you came around? Only later in life were we getting glimpses at who my dad was before we came along and what he actually did 9 to 5. I'm so proud. Sure wish he was around to see us through our build. Miss you dad. 

Windows waiting for a home

So there may not be a hole in the ground yet (or even a building permit in hand), but our beautiful Gaulhofer windows have landed on Canadian soil. They are being held for us until the building shell is ready to receive them. The window in front in the photo is the lift-and-slide unit that will let out onto our rooftop patio, and bring in all of that gorgeous sunlight at the top of the house!

The windows are u-PVC with aluminum exterior cladding. We went with Gaulhofer for two reasons: one, the windows are beautiful, robust, extremely well built, and very high performance, and two, because of the exceptional service and attention we have received from Adrian at Herrmann's Timber-Frame Homes. I would highly recommend them to anyone without reservation. Although these are not the most affordable windows, I believe that windows are one element in particular that should not be nickel-and-dimed when building a home. Windows are the weak point in nearly any wall assembly, and are also unique in being one of the only elements of the building envelope that we will touch and interact with regularly as occupants. The feeling of quality to hand when opening and closing the windows will be a signature example of the level of quality I believe all elements of a home should aspire to. Couple this with thermal performance suitable for Passive House applications and you have a wonderful thing. The choice to put Gaulhofer windows in to our home was one of the easier choices we've had to make so far.

A quick progress update: we are expecting the structural engineer's review Monday or Tuesday, which means our permit process can get rolling again...