UNIVERSAL DESIGN: PART 1

By Deborah Mesher, Architectural Designer and Masooma Naqvi, Accessibility Consultant

Deborah: What is universal design?

Masooma: Universal Design (also known as inclusive or barrier free design) is often thought of as design that is specific to people in wheelchairs. Universal Design aims to design a built environment that everyone can use. Though it’s not yet possible to construct a building that considers all capabilities, ages, movement ranges, and cognitive needs, using the 7 principles of Universal Design, can bring us a lot closer. Those principles are equitability, flexibility, simple and intuitive, perceptible, tolerance for error and low physical effort.

Inclusion is always an ongoing process that we must all be open to learning about!

Deborah: What are the challenges for universal design in existing urban houses?

Masooma: Toronto has a lot of older homes that were built in a time when accessibility or ageing in place were not well understood concepts. One challenge is the elevation change from curbside at street level to the front door. If that height change can be bridged with low ramps, or an elevator device, there still needs to be enough width through doorways and hallways both inside and outside for a wheelchair or mobility device. Beyond limiting interior stairs (or providing an elevation), another challenge is having enough room and circulation space for a bedroom, bathroom and kitchen facilities on the ground floor.

Deborah: What do you wish homeowners knew about universal design?

Masooma: I wish homeowners knew that universal design isn't just about making spaces accessible for people with disabilities—it's about creating environments that are usable and enjoyable for everyone, regardless of age, ability, or circumstance.

Contrary to popular belief, many universal design features are not significantly more expensive to implement than traditional design elements. In fact, they can often save money in the long run by reducing the need for future modifications or adaptations.

Incorporating universal design features into home renovations can future-proof the living environment, accommodating changing needs over time due to aging, injury, illness, or lifestyle changes.

You don’t have to sacrifice aesthetics for functionality. In fact, well-designed universal features can enhance the beauty and appeal of a home while improving usability for all occupants and visitors.

Deborah: What are you most excited about that’s emerging in your field?

Masooma: There is a growing recognition of its importance and relevance across various industries and disciplines that I find particularly interesting and exciting. New Inclusive technologies are being developed and opening up new possibilities. There's a growing emphasis on creating age-friendly cities and communities that support the needs of older adults and people with disabilities. There's a growing body of research and educational initiatives focused on universal design, spanning disciplines such as architecture, engineering, health sciences, and social sciences. Collaborative efforts between researchers, educators, practitioners, and advocates are advancing our understanding of universal design principles and their impact on the built environment, public policy, and quality of life.

Learn more about Masooma Naqvi here.

CONTRACTOR: MADE BY MCG

By Deborah Mesher, Architectural Designer and Chris McGimsie of Made By McG

Deborah: What makes a good contractor?

Chris: A good contractor is someone who has a complete understanding of how all components of a job come together, whether it’s the scheduling the trades or the manufacturing of materials. A good contractor is organized & a good communicator. 

Deborah: What qualifications or skills does a contractor need?

Chris: Work experience in as many aspects of construction is the best overall skill a contractor can have. Along with that, you want your contractor & their trades to be licensed & insured.

Deborah: What do you wish homeowners knew about renovating?

Chris: I wish that homeowners knew that it’s normal that renovations can be stressful, costly & long sometimes. Don’t be afraid because in the end everyone seems to forget about all that when they are back in their homes enjoying the new spaces we have created. 

Deborah: What are you most excited about that’s emerging in your field?

Chris: Right now I’m most excited about laneway homes & ancillary buildings. There is a buzz around Toronto right now & it’s exciting to see what people are coming up with. 

Learn more about Chris McGimsie and Made by McG here.

GOING NET ZERO

Deborah: What is Net Zero (for residential projects)?

Carolyn: Everyone is talking about Net Zero. Though definitions may differ, the intent is to reduce greenhouse gas emissions in an effort to address climate change.  For homes, this means a house that is energy efficient, uses renewable energy for power and does not burn fossil fuels - ie no propane, oil or ‘natural’ gas.  

Deborah: What are the main barriers to achieving Net Zero while retrofitting existing homes?

Carolyn: One of the biggest problems is a lack of awareness.  Most homeowners and even allied professionals like realtors, designers and contractors, are not aware of coming regulations.  In Toronto, all existing homes will need to be Net Zero (or close to it) by 2040.  Anyone doing renovations a home today should incorporate Net Zero planning.

Deborah: What are changes or upgrades you think every homeowner should plan for before they renovate?

Carolyn: We all need to go electric.  If you have gas in your home for heating, hot water, cooking etc, it has to go.  Insulation, air sealing, and high performance window and doors will help reduce the amount of money you spend on utilities.  Solar panels can help offset electricity costs and provide more resiliency.  The order that these improvements are completed in needs to be well thought out and sequenced.

Deborah: What do you wish more homeowners knew about Net Zero?

Your home will NEED to be Net Zero.  Understanding what Net Zero means and how to get there is really important. But, rest assured, with a bit of guidance - your home can get there! Also - there are currently government incentives like rebates and loads to help make the transition - take advantage of them while you can!

Deborah: What are you most excited about that's emerging in your field?

Carolyn: So many things! I’ve been working with homeowners to make beautiful and sustainable homes for over 25 years - the pace of change in recent years has been incredible.  I believe there are solutions to the climate crisis that will create an amazing world we can all thrive in.

Learn more about Carolyn Moss and Homes To Zero here.

DECONSTRUCTION

 By Deborah Mesher, Architectural Designer and Rashmi Sirkar, Intern Architect and Sustainability Analyst

Deborah: What is circularity in the construction industry?

Circularity is an approach to designing materials, processes and buildings that subverts the linear "take, make, waste" approach to construction and looks to create a closed loop system. This can be done by re-using existing building materials through careful deconstruction, using more bio-based renewable materials, using construction methods that allow for easier future disassembly, and/or using locally made products and components.

Deborah: What is deconstruction?

Building deconstruction is an alternative to conventional demolition where the building is systematically dismantled in a way that preserves building elements and materials. Residential building deconstruction is often done manually with lo-fi tools. Deconstruction is also evolving to include more advanced machinery and techniques such as panelized deconstruction in which cranes etc. can be used to take apart and transport entire wall panels rather than breaking it up into its constituent parts like studs and sheathing. Deconstruction is an essential process in a system of “urban mining” and building material reuse - but it is not enough to just deconstruct buildings to keep material out of landfill. There needs to be simultaneous development spatial and logistical infrastructure for salvaged material and a market for them too.

Deborah: What alternative materials are available to us? 

If we group products broadly into structure, envelop or interior finishes, there are many bio-based materials that can be used. For structure, low-rise residential construction is already typically wood stick framing, but basements and foundations often use concrete which is incredibly carbon and energy intensive. Locally sourced stone foundations can be a lower carbon alternative to concrete foundations. 

Wood fiber insulation and cellulose insulation too can be used where possible instead of petroleum-based insulation products. Thatch and wood shingles have been used as cladding materials for centuries in vernacular architecture and may still be used with an updated design aesthetic. Hempcrete and strawbale are gaining popularity as alternative materials for exterior walls, though difficult to accomplish on tight urban properties.

Interior finishes can include lime and clay renders, linoleum/cork flooring and mycelium composite flooring. Reclaimed wood can be used for floor, wall and ceiling finishes.

Deborah: What potential does the reuse of wood have? 

Currently salvaged wood is most commonly used as interior finishes - flooring, wall and ceiling panels. There is also a lot of potential for reused wood in outdoor landscaping where boardwalks, seating, planters and trellises can all be made from reclaimed wood. Technically wood can also be reused as structure - most wood studs that have survived 50-60 years within the walls of an old house have the structural integrity to stand within walls of a new house unless they have been damaged by moisture or mold. However currently there are no testing and certification systems which allow for the general reuse of wood as structure. Reclaimed wood can also be used as feedstock for mass timber manufacturing and wood fiber-based insulation. Smaller quantities of salvaged wood can also be repurposed as furniture, and low quality wood can be chipped up for mulch.

Deborah: What can’t salvaged wood be used for? 

As we can see salvaged wood has a pretty wide range of uses since once you plane away the top inch or so the interior layers of the wood can look as good as new. The main process that salvaged wood requires is de-nailing where old and rusted nails need to be removed from it. This can leave various holes in the surface of the piece but will often have little impact on its structural integrity. One of the more common uses for wood waste currently is incineration in waste-to-energy facilities - which can be avoided for higher uses that continue to sequester the biogenic carbon that's locked in the wood.

Deborah: What is emerging in your field that your excited about? 

Many things! Including the role of AI and robotics to de-nail wood and process salvaged lumber that can radically reduce the labour input and cost of this material at scale. Also encouraging is the interest that municipalities are showing in understanding low carbon and circularity that can help create policy and regulation that will enable circular construction at scale.

Learn more about Rashmi’s work here.

MOVE MANAGEMENT

by Deborah Mesher, Architectural Designer and Diana Vela, Move Manager

Deborah: What is a Move Manager?

Diana: We are like the conductor of the orchestra when it comes to moving houses and prepare them for renovations or sales. We handle all the nitty-gritty details like assessing the scope and complexity of the move itself, the timing, the budget, getting quotes from and coordinating movers, scheduling packing and unpacking and organizing the temporary residence, all scaled to a client’s needs and budget. Think of us as your personal moving guru, taking the stress out of relocation. Move managers are sometimes professional movers too, but not always. Moving On Organizing is the only move management company in Toronto that has its own moving truck and crew.

Deborah: What concerns do you hear most about moving?
Moves are always cited as one of the most stressful events in people lives, along with renovations. Doing both at once can be exponentially more complicated. Not having the right support in place can add a lot of stress during a move, and costs can balloon. Be specific with your movers about furniture placement and where to leave boxes. The good ones will help you get your rugs laid just so. The bad ones will heap your belongings anywhere that's easy for them. A move manager can help you figure out what’s important and communicate that with movers.

Deborah: How should a homeowner prepare for an upcoming renovation within their home?

Diana: Depends on what renovations are involved. It's different to prepare for a kitchen/bathroom renovation than it is for new floors or a basement underpinning that is separate from other spaces, but I'll say PLAN it out!  If you or your belongings are staying in the house (not recommended if it's a big reno!) think about how you can continue living without adding extra stress to your daily habits. Think through accessibility in and out of the house, areas for the contractors to set up and work, material storage, dust and noise control.

Remember that you can always hire us help! If you can’t afford professionals or would prefer to do it yourself, make sure all loose items that can fit are boxed up and sealed with tape, labeled clearly with a room destination and contents. Make sure a decent parking area for the moving truck is secured and/or elevators booked. If you have pets - have a plan that keeps them out of harm’s way.

Deborah: What questions should a homeowner always ask a potential mover?

Diana: Do you charge an hourly or flat fee? Do I have to pay for travel time, fuel or insurance? Any other fees? Do you provide re-useable or single use moving boxes? How do you protect my furniture and belongings during the move? Are there wardrobe boxes on the truck, how many, and do you charge to use them? Will you have mattress bags? Will you disassemble (and reassemble) beds and other large furniture?  

Deborah: What is a ballpark cost range for a renovation move?

Diana: We build packages that cater to our client's needs, but our turnkey, full service moving solutions can range from $10-20K+ for most Toronto houses---which amounts to about 1-2% of a small to medium renovation construction budget.

Deborah: What do you wish homeowners knew about moving?

Diana: Manage your schedule and expectations carefully. Rarely do we move into a post-renovation situation where trades have completed all of their work. We've often moved clients into homes without counters or non-functioning bathrooms. Having construction trades on site during move day makes things challenging for everyone. Send the trades away for a few days, and have the house professionally deep-cleaned before your move day makes settling in easier. We can get you unpacked quickly so you can get on with enjoying your new space that you waited so patiently for!

Learn more about Diana and Moving On Organizing here.

BENCHING

by Deborah Mesher, Architectural Designer and Zoë Hanneman, P.Eng

Deborah: What is foundation benching?

Zoë: Benching an existing footing is a method of lowering a basement without underpinning. The main function of the bench is to preserve and protect the existing footing and it’s bearing condition. The bench itself is a large and wide triangular mass or giant-looking STEP of solid reinforced concrete that extends from the existing foundation wall into the basement space and sits on top of the undisturbed soil that spreads out in a diagonal line from the base of the existing footing.

Deborah: What are advantages to benching foundations?

Zoë: The main advantage of benching is that it is the most common alternative strategy to lower an existing basement slab when underpinning isn’t possible. Some common reasons to bench are:

 1.     When the existing foundation walls in a basement are not adequate for underpinning and cannot be easily/cheaply reinforced.

2.     Unlike underpinning which always requires multiple sequences of individual pins, a typical benched footing in a residential basement can be formed and poured all at once.  

3.     When adjacent buildings are too close and underpinning is not possible as it will lower the existing foundation walls into soil that is loaded by the adjacent building.

4.     When a neighbour does not consent to underpinning a shared partywalls in a semidetached house.

Deborah: Are there challenges with benching?

Zoë: While benching is typically quicker, cheaper, and less risky than underpinning, it takes up a lot of space in narrower homes. The top of the bench must be at least at the height of the original basement slab. The width to height ratio for a benched footing is worse than 1:1 which means an additional foot of basement ceiling height will cause you to “lose” more than 2 feet of basement floor width at the new lower slab elevation. This is a lot of lost space in small urban homes.

 Stairs can also be a problem, as a benched footing often forces basement stairs to have a winder which takes up even more space in the floorplan.

 Another potential challenge is that, unlike underpinning, a typical benched footing does not add bearing capacity to the existing foundations. As such, a benched footing would not be used for a renovation project that is proposing to lower the basement and include an addition.

Deborah: What do you wish homeowners knew about benching before starting?

Zoë: Describing benching as less risky than underpinning is only true if benching is done properly. The key component of benching that homeowners and contractors must be aware of is that its function is to maintain and protect the existing footing and its bearing condition. Any attempt to reduce the size of the bench or any contractor error when excavating for the bench formwork can quickly create a dangerous situation. Similar to underpinning, benching is serious work. It requires a solid team made up of an architect / architectural designer, an engineer, as well as a contractor who have open and regular communication to ensure the success of the project.

Learn more about Hanne Engineering here.

INTRO TO CIRCULARITY

by Deborah Mesher, Architectural Designer and Breanne Belitski, Toronto Circularity Network

Deborah: What is circularity in the construction industry?

Breanne: Circularity is about utilizing the Earth's finite resources more intelligently. Circularity challenges us to acknowledge the significant impact of materials of construction that have already been produced—materials that have been mined, quarried, cut, transported, and manufactured, often extensively, before being transported yet again. It is sometimes compared to recycling, but it goes beyond that; it's about minimizing waste from the outset and thinking through the full life cycle of materials.

Deborah: What impact can circularity principles have on design?

Breanne: Circularity should be viewed as an opportunity rather than a constraint. Popular home renovation shows often depict complete overhauls, where everything is discarded and started anew. However, by acknowledging the value of the materials already in use—considering the resources and effort embedded in them—we can shift our design approach. This perspective allows us to think about which elements can be preserved, can we reuse the countertops, refinish the cupboards? And when replacement is required, think about how the wood floorboards can be repurposed to maintain their highest value. Embracing circularity not only fosters creativity but in some instances, also offers financial savings.

Deborah: Why is circularity important? 

Breanne: Circularity is important because our resources are depleting at an alarming rate. Circularity presents a pathway to mitigate some climate related impacts. By demanding fewer resources, reducing our waste, consuming less, and sometimes even building LESS, we can decrease the harm we inflict.

Deborah: What are the barriers to incorporating circularity into residential construction?

Breanne: There are four barriers: societal trends, individuality, knowledge and perceived costs. Social trends, propelled by popular media such as house-flipping shows, DIY Instagram accounts, and HGTV, advocate for a constant cycle of renewal, pushing "out with the old, in with the new". This perspective has become deeply ingrained, encouraging the belief that our homes should be an absolute reflection of individual selves, often leading to us sending items to the landfill, items that still have notable service life left in them.

While the environmental impact of everyday items like plastic bags is well understood, the consequences of home renovation waste are less recognized, leading to a disconnect from the detrimental effects of the linear consumption model. There are not many designers and contractors who know what circularity IS, let alone the practical skills and related support required to apply circularity to a build.

Deborah: What should designers/architects know about circularity?

Breanne: As opposed to the linear model of consumption (the take - use - waste model), the circular model of consumption is designed to be regenerative by design, aiming to retain as much value as possible from resources, products, and materials. The circular model seeks to create a closed-loop system, where waste is minimized, and resources are reused, recycled, or composted, leading to a more sustainable, eco-friendly approach to consumption and production. It challenges not only designers and architects, but also businesses, consumers, and policymakers to rethink how goods are designed, used, and reused, aiming for a balance between economic development and environmental sustainability.

Deborah: What do you wish homeowners knew about circularity? 

Breanne: I wish homeowners knew that their decisions have the power to spur a cultural shift towards more sustainable living practices. By valuing what we already have and considering the lifecycle of our possessions and homes, we can make a profound difference in reducing waste and preserving resources for future generations.

Learn more about Breanne Belitski’s work at the Toronto Circularity Network here.

ADDITIONS

by Deborah Mesher, Architectural Designer and Zoë Hanneman, P.Eng.

Deborah: What type of foundations are available for house additions?

Zoë: The most common foundation for a rear addition in Toronto is a frost protected cast-in-place reinforced concrete strip footing with a reinforced concrete masonry unit (CMU) block foundation wall above. Due to Toronto’s cold climate in winter, all footings must be installed at least 4 feet below grade to be frost protected (even if there is no proposed basement). CMU walls tend to be preferred as they can be moved in piece by piece and don’t require formwork and depending on the project, CMU walls can be partially hollow.

 Foundation walls can also be built with reinforced cast-in-place concrete; however, this isn’t as common for house additions. Cast-in-place concrete elements require formwork which for foundation walls can be large and cumbersome and require expertise. Concrete walls are 100% solid, so require a lot more concrete, which can be more expensive as well as carbon intensive.

Deborah: Are there alternative types of foundation wall systems?

Zoë: While there are alternatives being developed, in my practice I don’t see many being used yet. In general, I’ve found that alternatives to CMU foundation walls are usually prohibitively expensive, not appropriate for our Canadian climate, not approved by the building code yet, or don’t provide enough of a benefit relative to what contractors are used to (e.g. it can be difficult to find experienced labour for typical construction yet alone something new).

 The most common “alternative” that I’ve seen used for residential additions are called insulated concrete forms (IFCs). ICFs are hollow modular units typically made of plastic and rigid foam that click together almost like Lego and are then reinforced and fully filled with concrete. I wouldn’t call ICFs an alternative foundation system however, as they are only really an alternative to the formwork required in a typical concrete foundation wall. As such, since CMU walls don’t need formwork and aren’t solid concrete, they seem to remain the preferred material.

Deborah: What about no-excavation or low-excavation foundations?

Zoë: For reasons like proximity to trees, property lines, and other ancillary structures, some additions are built on top of beams that span between individual foundation elements that don’t require significant excavation. Low-excavation foundations typically used in residential construction are concrete piers or helical piles (large screws that are drilled into the soil). Most people are familiar with sonotubes, a type of concrete pier, as most wood fences and decks use them for their foundations. Helical piles are a newer system that is becoming more common as they are easy and quick to install by machines and don’t disrupt established tree roots.

No-excavation foundations have their limitations. For example, there is no ability to have a basement or crawlspace, and providing frost protection can require expensive insulation below the soil. The main challenge with concrete piers is that they have a low bearing capacity. Helical piles, on the other hand have a larger bearing capacity however, they require additional specialized engineering (added costs) and are typically installed by machines that require site access (no always possible).

Deborah: Many homeowners contact me to ask about third floor additions. Can every house support a third floor?

Zoë: Not many old Toronto houses can support a third storey addition without at least some structural intervention on all levels below. An addition adds weight to the existing structure and adds height to the building. Underpinning to add capacity to the existing footings is typically required for the extra weight. The additional height means that it has more surface area for wind to hit, increasing the need to laterally resist wind loads. Adding in new walls and/or reinforcing existing walls (especially on the ground floor) and providing more anchorage at the bottom of these walls is likely required to support these new lateral loads. In a residential house that has an open floor concept on the ground floor, it might not be possible to reinforce enough walls. In this situation steel beams and columns that are fastened together in stiff frames (called moment frames) are likely required.

Deborah: What do you wish homeowners knew about additions before starting?

Zoë: Even the smallest residential projects must conform to the building code and can require relatively frequent site visits from engineers. The City of Toronto takes this seriously as well and does not close permits unless the engineer has adequately provided general review for all structural work. The success of a project requires a solid team made up of an architect / architectural designer, an engineer, as well as a contractor who have open and regular communication.

Learn more about Hanne Engineering here.

HOME ORGANIZATION

by Deborah Mesher, Architectural Designer and Heather Shute of Moving On Organizing

Deborah: What are the most common space challenges in small urban houses?

Heather: There are two things we see over and over: inadequate closet space, and/or inadequate shelving and cupboards. Often, clients have added shelving to their homes, but failed to match that shelving to what they are trying to store, and it's a missed opportunity in terms of maximizing the usefulness of a space. Our lives are busy and messy and we have things. We need easy to use, thoughtful storage that aligns to what we're trying to store. Skis need a very different space than tools or seasonal decor, and there are ideal solutions for all three categories.

Deborah: Why is home organization important?

Heather: So many people breeze past the storage spaces during design. Don't fall into this trap! The quality of the storage space is directly proportional to how closely you will achieve that photo worthy beautiful home. If your design team doesn't carefully consider the reality of your lifestyle and your particular belongings, your beautiful new interior will fail you. Cabinet layouts and storage areas deserve equally thoughtful attention if you want to achieve that lofty goal of 'a place for everything'. A sparse entry quickly becomes cluttered if you haven't planned out where you will keep your shoes, coats and backpacks.

Deborah: How should a homeowner prepare for an upcoming renovation to their house?

Heather: PURGE! Even if you think you're on top of things, even if you're up-sizing your home, take this opportunity to remove a layer of unnecessary belongings. I'm sure you can find some things you no longer need. And consider all the areas trades will need access to. Only renovating your kitchen? Trades need an entry point to bring in tools, will need regular access to your electrical panel, and a bathroom to use. Make sure they have a clear, safe path of access.

Deborah: What are the service options you provide for organizing before a home renovation?

Heather: We have a really unique service offering in our field -- with an interior design background, we can offer consulting on design plans from an organizational perspective. We also offer the hands-on coaching and muscle power to help our clients perpare, ascertain what's needed for your temporary setup, and pack and prep your home for a renovation. We have a dozen years of experience on the logistical side of how to make your temporary move as easy and smooth as possible.

Deborah: And after?

Heather: After the reno is our favourite part: setting up the beautiful new space, and ensuring you have all the right organizational tools in place, so you can feel like you really won the renovation lottery. We'll take your space from 90% awesome to 99%! And if you missed anything in the planning (it'll happen), we will find a solution that doesn't leave you cursing that one forgotten thing. Unless you forgot to build-in a dog house in a sneaky nook, so you're still stuck with the crate in the middle of your bedroom. We did that, and the dog loved her new room!

Deborah: What do you wish people knew about home organization?

Heather: Help is available! And it's worthwhile! Our industry isn't well known, but anyone who has invested in our services tends to be thrilled with the results. We're problem solvers and doers. We help get those annoying lingering to-do list items done. And you know what else? Purging is a lot more successful and fun with someone on your team at your side.

Deborah: What are you most excited about that’s emerging in your field?

Heather: I hate 'The Home Edit', it's totally unrealistic. Who has only 12 items in their fridge, or room for a candy drawer in their Toronto semi-detached kitchen?! This is not real life. I love that people are thinking about organization. It takes a particular client, designer, architect, and/or professional organizer, usually working together as a team, to fully address this question. 

Learn more about Moving On Organizing here.

REAL ESTATE

by Deborah Mesher, Architectural Designer and Penny Fortier & Kelly Koellner of PK Real Estate

Deborah: How do you help your clients decide whether to renovate, or sell and buy bigger?

Penny + Kelly: We are very honest (maybe too honest at times!). We see so many clients trying to decide whether or not to renovate, sell and purchase a bigger house and we carefully point out the pros and cons for each option. We look at what is the best scenario for their particular situation knowing that this can be a very difficult and costly decision.

There are many factors at play such as:  

Location: Are the clients in love with their neighbourhood and their exact lot? Can they find what they are looking for elsewhere?

Value add: Is the renovation a good investment?  For instance, are they adding value to the house so at some point in the future if they want or need to sell, will they get a return on their investment?

Which option is going to give them the most on their wish list?

Time is a factor here too. How long will this all take? We want our clients to enjoy their dream home and start living in a way that makes sense for their lifestyle as soon as possible. Life is too short!

Is renovating the best route to go in the end! Ok let’s go for it!  We will connect you with the right people to make it happen, find you a rental while the work is being done and be the first ones to congratulate you on your new home!

If moving is the best route, we will find you that dream home that checks all those boxes and help you maximize your own home’s potential in the meantime so that when we do find your new home, you will be ready to rock and roll!

If for any reason you decide to change your mind from renovating to moving, the money that you have spent on the plans and the preliminary work can add value to the sale of your home. Potential buyers want to see the future value.

Deborah: What are the most impactful home renovations? 

Penny + Kelly: We are so predictable but kitchens and bathrooms. There is nothing like the wow of a nicely renovated kitchen and everyone knows this is where the action is. If you can’t renovate all of the bathrooms, can you renovate at least one? People want to imagine themselves moving in and enjoying their new home right away. You can always work on renovating the extra bathrooms while you are living in your new home if you have one good one you can enjoy it in the meantime! 

Have a little extra money and motivation?

New light floors can have a big impact and brighten up the home. As well, try and make the front of your home look as updated as possible, even if it is just painting out the windows and doors a nice fresh color. Old yellowed siding? Switch it out to a nice dark modern color and voilà, your house reads updated and modern.

Deborah: What’s more valuable to buyers, extra bedrooms or extra bathrooms?

Penny + Kelly: We’d say both are valuable but there is a big benefit to having that fourth bedroom over three, especially with so many people working from home at least part of the time. That fourth bedroom also gives the owner lifestyle flexibility (third child, maybe a home gym or guest room). Having the fourth bedroom also expands that pool of potential buyers looking to purchase your home in the future (four bedrooms is definitely on the wish list for most families of five). 

If you can sneak a little powder room on the first floor there is definitely a benefit, but it has to make sense (psst…don’t put it right in the middle of your kitchen). We are seeing people who can’t fit it on the first floor, tuck it at the bottom of the basement stairs so it is easily accessible.  Add some fun wallpaper too! This is the spot to have some creative fun!

Deborah: What makes a good realtor?  

Penny + Kelly: Honesty, knowledge good connections and a good listener. It is important to work with a realtor who will give you advice that is in ‘your’ best interest, very knowledgeable (this is a BIG investment and your realtor needs to be an expert!) and is well connected.  Good connections with realtors means that your realtor will be in the know of upcoming listings. Furthermore, realtors like to work with realtors who are easy to work with, professional and trustworthy, so this gives you an advantage.

Deborah: What do you wish homeowners knew about buying or selling a house in Toronto? 

Penny + Kelly: We wish they knew to contact us! Ha, no really people moving from outside of Toronto often feel overwhelmed by the city, but it’s really just a bunch of unique small towns and that’s the charm. We love helping clients find their perfect small town Toronto neighbourhood. In terms of selling, your realtor really needs to know the city well and have experience.  They need to price your house properly using the right selling strategy and show it in the best form it has ever been in!  We just love hearing ‘why didn’t we do this sooner! Our house looks amazing when it’s spruced up and staged’.  That’s when we know we have done our job.  But don’t worry…we’ve got you…your new house is going to be even better on the other side.

Learn more about PK Real Estate here.