Home Build Idea

[jabjab]

I'm looking at a property that is in NW but the house on it is a dump so i'm thinking of tearing it down and building new. I've been quoted between $130 to $160 per sq foot for a bungalow. Now I'm going to have my mother move in and I'd like to put her in a secondary suite. My options are:

1. Build a suite on top of the detached garage

2. Add some sort of secondary suite as a half story or similar

3. Stick with doing a walk up and give her the basement

Anyone know if these prices per sq ft are reasonable and if anyone has built a secondary suite before? Yes i'm aware of the zoning requirements, permits etc.

[finboy]

Definitely watching this thread for the loft above the garage part.

These people did a really cool garage by my old place in crescent, can’t find the article with interior pics anymore

https://www.google.ca/maps/place/122+7+Ave+NE,+Calgary,+AB+T2E+0M5/@51.0584284,-114.0612978,3a,75y,336.18h,63.94t/data=!3m6!1e1!3m4!1s2MpVKLBx-prnASN1lWQobQ!2e0!7i13312!8i6656!4m5!3m4!1s0x53716558fb58ec1b:0x8a6f7cd05fcc0779!8m2!3d51.059082!4d-114.0611859?hl=en-GB

Found it:
https://webcache.googleusercontent.com/search?q=cache:lynOeSNK4vkJ:https://www.theglobeandmail.com/real-estate/calgary-and-edmonton/a-push-to-break-calgarys-standoff-over-lanewayhousing/article36795412/+&cd=1&hl=en&ct=clnk&gl=ca&client=safari

[RX_EVOLV]

Nothing valuable to add but following - curious to know this as well.

Saw a house recently that has a secondary legal suite on the top floor : https://www.realtor.ca/real-estate/22339928/1008-17-avenue-nw-calgary-mount-pleasant

I was thinking why isn't this more common. If we were to move in with our parents (which we might down the road) , I would rather they stay in a suite like that vs a basement suite.

[ExtraSlow]

Loft above garage is awesome, but wasn't there some zoning issue with that? Didn't we have a thread on this?

[prae]

160 a square isn't realistic; or at the very least, it's extremely optimistic and would result in a very bargain basement build. Lumber prices increased significantly as a result of COVID-19 and haven't really normalized yet. I would budget $220 a square and hope to land closer to $180-200 a square. Keep in mind those costs won't include appliances, architectural design, servicing, demolition costs, permits, a garage, etc.

It's very easy to end up in the mid-to-high $2xx a square range if you include all of the above.

I would also add that on a per-square-foot basis, bungalows are probably the most expensive style of home to build, simply because you're buying more roofing per square, cribbing and pouring more foundation per square, and the main floor carries a lot of the most expensive furnishings (i.e. kitchen, other millwork, often hardware etc). Second floors are cheap on a square foot basis save for items like bathrooms.

Garage you should plan for $70-80 a square, basement, probably $40/square, more if you want to suite it and furnish something like a bar or kitchenette.

[RX_EVOLV]

When you guys talk price per sqf, do you mean above ground or total living?

For example, if we are talking 1500sqf bungalow, that's 3000sqf living space including a developed basement. Do you mean ~$200sqf X 1500sqf or 3000sqf?

Edit: never mind. Just saw your comment on $40/sqf for basement, so I assume that estimate is for A.G.

[jabjab]

Definitely watching this thread for the loft above the garage part.

These people did a really cool garage by my old place in crescent, can’t find the article with interior pics anymore

https://www.google.ca/maps/place/122+7+Ave+NE,+Calgary,+AB+T2E+0M5/@51.0584284,-114.0612978,3a,75y,336.18h,63.94t/data=!3m6!1e1!3m4!1s2MpVKLBx-prnASN1lWQobQ!2e0!7i13312!8i6656!4m5!3m4!1s0x53716558fb58ec1b:0x8a6f7cd05fcc0779!8m2!3d51.059082!4d-114.0611859?hl=en-GB

Found it:
https://webcache.googleusercontent.com/search?q=cache:lynOeSNK4vkJ:https://www.theglobeandmail.com/real-estate/calgary-and-edmonton/a-push-to-break-calgarys-standoff-over-lanewayhousing/article36795412/+&cd=1&hl=en&ct=clnk&gl=ca&client=safari

this is a cool idea, i imagine it would be the most costly choice out of all of them but creates the needed seperation.

[pheoxs]

I want to do this one day hopefully. Was bored and drew up what I'd want for a garage suite.

1 bed + den, 1.5 bath, 37 feet wide x 35 feet deep. So would fit on a 45' lot about a hair over 1,000 sq feet (No idea if that's too big to be allowed). Oversized double + oversized single garage separated + main floor utility room and landing. Second floor balcony for a bbq and stairs to let the dog in the back yard.

(Before people start nit-picking, let me make it clear I have 0 design knowledge and this was just bored napkin drawings to waste some time)

https://i.imgur.com/MvpDmGa.png

[bjstare]

I've been quoted between $130 to $160 per sq foot for a bungalow.

:rofl:

*deep breath*

:rofl:

[tirebob]

I'm looking at a property that is in NW but the house on it is a dump so i'm thinking of tearing it down and building new. I've been quoted between $130 to $160 per sq foot for a bungalow. Now I'm going to have my mother move in and I'd like to put her in a secondary suite. My options are:

1. Build a suite on top of the detached garage

2. Add some sort of secondary suite as a half story or similar

3. Stick with doing a walk up and give her the basement

Anyone know if these prices per sq ft are reasonable and if anyone has built a secondary suite before? Yes i'm aware of the zoning requirements, permits etc.The only thing I would be thinking about is mom's physical condition if this is a long term thing and she is/will be elderly. Main level and no stairs might be a priority to consider.

[jabjab]

:rofl:

*deep breath*

:rofl:

these were the quotes that I got from 2 different builders today. Sounds like typically its around $200?

- - - Updated - - -


The only thing I would be thinking about is mom's physical condition if this is a long term thing and she is/will be elderly. Main level and no stairs might be a priority to consider.

Good point, I did think of making sure a stair case has enough size to accommodate one of those chairs if need be in the future

[dj_rice]

I've got nothing to add. Just joining in cuz its a jabjab thread so should be entertaining

[gyromonkey]

typical 2 story is $200-220sq
bungalow is typically $300sq- like mentioned above, they cost more due to a larger footprint and roof

This is with builders grade standard finishes, depending on what you want the price increases. I personally have build dozens of legal suites in all different configurations, that price can vary drastically and the new fire code makes them a pain in the ass

[npham]

The newer-ish Currie Barracks homes have suites above the garages if you want to Google map it, and have a look.

[benyl]

Which builders are giving you that price? PM me. I’m actually interested.

[gyromonkey]

The newer-ish Currie Barracks homes have suites above the garages if you want to Google map it, and have a look.

I am in that area and they have tons of suites in the move up homes they still offer them in the new area the builder that does it is a nightmare.

those quotes seem too low, is it structured as a cost plus build. I would make sure you find some clients who have used them before and not the ones they recommend you talk to. I work for a custom home builder and the bungalow we are thinking of building was $300sqf before any major upgrades it did include, Hardwood floors, granite, customer rain showers, etc etc

[Strider]

Our builder and a few others were spitballing numbers in the $150-$180/sq ft range when we were in the preliminary stages of scoping out a build. We were presented with an estimate in the $205/sq ft range based on architectural plans drawn up.

When all was said and done, without a lot of upgrades we were at $270/sq ft incl GST for our two storey (this is total cost divided by above ground sq ft). This included a ton of savings by selling the existing bungalow, no asbestos remediation, building on existing foundation.

[muse017]

I don't know about the building cost but I have a secondary suite above garage and its awesome.
I do run AirBnb most of the time but when my MIL or other relatives visit Calgary I can let them stay in the unit. Privacy is the best part of it.

[jabjab]

I don't know about the building cost but I have a secondary suite above garage and its awesome.
I do run AirBnb most of the time but when my MIL or other relatives visit Calgary I can let them stay in the unit. Privacy is the best part of it.

do you mind posting some pictures of how it looks inside and out? I really like this idea

[ExtraSlow]

Secondary suite for Airbnb seems like a nice plan. Very much like.

[4WARNED]

When the kids are all grown and gone, i can see the wife and I doing something like this. with a bigger garage lol

https://beaverhomesandcottages.ca/Model/Whistler-II

[tha_bandit]

This one pretty good: https://www.realtor.ca/real-estate/22142032/5922-bowwater-crescent-nw-calgary-bowness

[muse017]

do you mind posting some pictures of how it looks inside and out? I really like this idea

96945

96946

96947

96948

[RX_EVOLV]

That's so sweet. Including the garage that must be closer to $150K?

[prae]

Which builders are giving you that price? PM me. I’m actually interested.

Have you met Jordan's builder? Sean @ http://www.integerhomes.com/? If you are shopping for a cost+ builder you should meet him for coffee. I was very impressed. Super transparent, very practical guy.

[89coupe]

I am in that area and they have tons of suites in the move up homes they still offer them in the new area the builder that does it is a nightmare.

those quotes seem too low, is it structured as a cost plus build. I would make sure you find some clients who have used them before and not the ones they recommend you talk to. I work for a custom home builder and the bungalow we are thinking of building was $300sqf before any major upgrades it did include, Hardwood floors, granite, customer rain showers, etc etc

We just finished building a 2800sqft infill with every upgrade you can imagine with $50k in appliances, 10’ ceilings, heated floors, 7.5” engineered hardwood on main & upstairs, Italian tile, steam showers, custom millwork, real wood kitchen cabinets with Blum hardware. 3” quartz counters, level 5 ceilings, 10mm glass everywhere, composite deck, fully wired with sound, two 200 amp panels, dual furnaces, dual tanks, radiant infloor heating in basement. For $275/sqft with profit.

I’m seeing too many custom builders driving $125k trucks with $150k trailers, and you wonder why they charge $350-450/sqft haha.

[gyromonkey]

We just finished building a 2800sqft infill with every upgrade you can imagine with $50k in appliances, 10’ ceilings, heated floors, 7.5” engineered hardwood on main & upstairs, Italian tile, steam showers, custom millwork, real wood kitchen cabinets with Blum hardware. 3” quartz counters, level 5 ceilings, 10mm glass everywhere, composite deck, fully wired with sound, two 200 amp panels, dual furnaces, dual tanks, radiant infloor heating in basement. For $275/sqft with profit.


Nice you did very well.

I'd be interested to know the quantities/square footage on the bigger items like, cabinets, custom millwork each Just for personal budgeting reasons, I have seen people install $3500 dollar kitchens and some that are $125k.


With all this said historically infills and two story homes do still cost more due to the building foot print and roof. I just finished building a six bedroom bungalow out by Cochrane last year its was crazy, fridge was 18k, stove was 24k, hood fan was 10k and its two 25year old kids who don't cook or work lol

[Rocket1k78]

I’m seeing too many custom builders driving $125k trucks with $150k trailers, and you wonder why they charge $350-450/sqft haha.

Says the guy whos driving a new m5 and living in the best community in the world:rofl:

[killramos]

Says the guy whos driving a new m5 and living in the best community in the world:rofl:

Hey he works hard taking pictures and letting people into locked doors!

[Euro_Trash]

This one pretty good: https://www.realtor.ca/real-estate/22142032/5922-bowwater-crescent-nw-calgary-bowness

That looks like a great place!

We have a triple with an unfinished suite above the garage - still debating between turning into a MIL suite versus a gym/bar/golf sim/office/bathroom type thing. Obviously we wish we did the latter at the beginning of covid.

[prae]

We just finished building a 2800sqft infill with every upgrade you can imagine with $50k in appliances, 10’ ceilings, heated floors, 7.5” engineered hardwood on main & upstairs, Italian tile, steam showers, custom millwork, real wood kitchen cabinets with Blum hardware. 3” quartz counters, level 5 ceilings, 10mm glass everywhere, composite deck, fully wired with sound, two 200 amp panels, dual furnaces, dual tanks, radiant infloor heating in basement. For $275/sqft with profit.

I’m seeing too many custom builders driving $125k trucks with $150k trailers, and you wonder why they charge $350-450/sqft haha.

Having walked through the build 89coupe is talking about- I can say it was a beautiful spec, head and shoulders above a lot of the trash that builders are trying to schlepp at that pricepoint. I would be hard pressed to point out a single detail that felt "cheap".

I'm curious what you plan to do differently on the next one Brad, both in terms of profitability, and in terms of marketability? Any features that prospects complained were missing?

For my part I still say the garage was too small but I acknowledge lot coverage is a factor.

[89coupe]

Having walked through the build 89coupe is talking about- I can say it was a beautiful spec, head and shoulders above a lot of the trash that builders are trying to schlepp at that pricepoint. I would be hard pressed to point out a single detail that felt "cheap".

I'm curious what you plan to do differently on the next one Brad, both in terms of profitability, and in terms of marketability? Any features that prospects complained were missing?

For my part I still say the garage was too small but I acknowledge lot coverage is a factor.

Next one is larger, 11’ ceilings on main, 10’ ceilings in basement, 9’ ceilings upstairs, 3 car garage.

Will be $1.6m

I’m going to make it look even better, it’s going to be amazing!

[prae]

Next one is larger, 11’ ceilings on main, 10’ ceilings in basement, 9’ ceilings upstairs, 3 car garage.

Will be $1.6m

I’m going to make it look even better, it’s going to be amazing!

Sick. Best of luck!

[ExtraSlow]

I'm sure it will be awesome, but I'm having flashbacks to a house I toured that was noticeably lower on the top floor.

[SkiBum5.0]

Any of you guys building see the impact of lumber prices reflected in your per sq/ft costs?