Must-Haves and Important Considerations for Your New Construction Home - Edmonton Edition
Are you building a new construction home in the greater Edmonton area? When building a new home you have far more flexibility than when buying pre-built. You also have far more decisions to make! Read on for insight on important design and construction considerations.
PASSIVE HOUSE TECHNIQUES
Some of the most important features in your home are easily overlooked because they aren’t easy to spot! You can improve energy efficiency and thermal comfort in your new home by incorporating passive techniques. Passive House methodology is predicated on the idea that the building envelope does most of work. These measures include massing and orientation, insulation, high-quality windows, passive solar energy, shading, and the elimination of thermal bridges.
Try to have great rooms, kitchens and gathering spaces on the south side of a home; and place bathrooms, laundries, and mechanical rooms on the north side.
Invest in more insulation and triple-paned, argon-filled, low-E coated windows. Use large windows on the south side of the building to generate passive heat during the winter and plant large deciduous trees in front of them to provide shade in the summer.
Run a blower door test to identify how airtight your building is. 2.5 Air Changes per Hour (ACH) is normal, and passive houses are .6 ACH or better. Since passive buildings are airtight buildings, they require balanced and well-controlled ventilation with high-quality heat exchange to maintain fresh air supply. This is typically accomplished with one or more Heat Recovery Ventilators (HRV). Due to our zoning and building code requirements, most new homes in Edmonton already include an HRV.
PLUMBING
Place your laundry room in a location that makes sense for you. A main floor mudroom near the main household entry or a central location near the bedrooms are both great options. The basement is typically the worst case scenario. If your budget will stretch far enough – add an additional laundry closet in the primary suite for the ultimate convenience. Add a floor drain for peace of mind, regardless of where you put your washing machine. It won’t save you from a catastrophic flood, but it will aid in clean-up if the unthinkable happens.
Consider rough-ins (or full completion) for a water softener system and a water recirculation system.
A water softener removes minerals like calcium and magnesium from hard water. It also reduces chlorine, iron, and volatile organic compounds. This can increase the longevity of your plumbing fixtures and is much better for your skin and hair.
Water recirculation systems use a hot water loop to send hot water to plumbing fixtures nearly instantly. This has the added benefit of eliminating the massive amount of water that is wasted waiting for water to heat up.
Get a submersible sump pump rather than a pedestal sump pump. Consider adding a backup battery powered pump in case the main pump fails. Put an alarm on the main pump so you are alerted in the event of a failure.
A pet wash in your mudroom or garage is very handy for keeping animal hair (and dirt!) out of your human bathrooms. You can always have the plumbing roughed in for the pet wash and install it later. If you won’t be completing the pet wash before possession, ensure you choose a water-friendly floorcovering in the room.
I can’t live without a tub. Although I usually shower due to time constraints, the ability to have a bubble bath when I want is a nice treat. If you’re planning on having children (or pets!) in this house – consider a tub. If you’re dead set against a tub, make sure you have a laundry sink so you can soak clothes.
Consider whether would like to install a pot filler or wet bar/extra sink in the future. Roughing these in now will save you money when it’s time to finish the work. Add non-freeze hose-bibs as needed so you can easily maintain your landscaping. Ensure that you discuss any gas appliances (stove, dryer, etc.) with your builder. And it never hurts to add a gas line to the deck for your barbeque or outdoor kitchen! It’s also a good idea to put a floor drain into your garage, for washing cars and equipment.
Now is also a good time to confirm the location and types of roughed-in plumbing fixtures in the basement. If you’re developing your basement, consider pricing in-floor radiant heating in your basement slab. Though the initial costs are high, radiant heating is more efficient than forced air.
LIGHTING & ELECTRICAL
Explore the elements of a home automation system and determine which you’d like to include in your build. Then consult a home automation specialist to plan for your system’s current and future needs.
Whole-home WiFi & Networking
Smart Lighting
Motorized Window Coverings
Voice Control
Multi-Room Audio
Home Theater & Media Rooms
Home Security & Surveillance
Outdoor TV & Audio
Outdoor Bug Screens & Motorized Shades
Prewiring during construction based on your specialist’s recommendations will make the completion process for your home automation system smooth and pain-free.
Consider which appliances you use, and where you will use them. For a home office or crafting room, install plugs above and below the height of the work surface to give flexibility for equipment placing. Desk grommets are handy to have pre-installed if you are using solid surfaces for your countertops.
For a home theatre or golf simulator, you may benefit from installing a ceiling plug for a future projector.
If you’re building a home office or video game room, consider internet locations for hardwired equipment. Discuss where your main router will be. Don’t forget to add receptacles to your kitchen island to accommodate small appliances like coffee makers and stand mixers. Plugs can also be added on the kitchen perimeter for countertop appliances.
Overhead lighting makes a huge difference in the living room. It’s often one of the largest rooms in the house, so lamps and windows will provide insufficient light during our long, dark winters. You can opt for a chandelier, a semi-flush or flush-mount fixture, pot lights, or a combination of lighting options. I would stay away from track lighting as it can cast large shadows in the dead spots between bulbs. Because most ceilings in Edmonton have a textured finish that makes spot repairs very visible – you’ll want to have lighting installed during construction to avoid retexturing your entire ceiling.
Consider in-floor heat in your bathrooms and laundry. It’s so nice to step onto a nice warm floor during the winter.
Will you add a hot tub or patio heaters down the road?
Once you have determined your electrical needs, your builder’s electrician will perform a load calculation. This will determine what service size will be required for your new home. 100A service is standard, but more power may be needed.
The following have a large impact on load calculations:
hot tubs and heated swimming pools
air conditioning
electrical vehicle chargers
secondary suites and garden suites
electrical space heating loads
welders
Consult with your builder to determine if you’ll need to upgrade your electrical service to accommodate your power needs. The cost for these upgrades can vary widely and is generally less expensive in areas with above-ground (overhead) power.
storage
Plan for landing stations at all entrances. Use hooks, shelves, and closets to provide dedicated space to store clothing, shoes, and other items. If you have room for a bench - give it a hinged lid, or add drawers or cubbies below for increased storage. You can tuck baskets in the cubbies or on the shelves to keep things organized and neat.
Increasing the door heights on double-door closets will give you extra clearance to use the oft-wasted space above the rod and shelf on double-hung towers. This space is perfect for tucking away less frequently used items. Mirrored doors can be used to save wall-space and enlarge the room.
Speak to an expert when designing larger closets, walk-in closets, or wardrobes. An architectural technologist or architect, interior designer, or finish carpenter will have the knowledge required to make the most of the available footprint. You can delete the standard closet shelves and rods and have this work completed quickly after possession. You will be amazed by what you can store in a well-designed closet.
You can add additional storage to your home by installing shelving and cabinetry in the linen closet, laundry, bathrooms, home office, and great room. A dedicated storage closet under the stairs or a storage room in the basement are also fantastic ways to organize your belongings.
Utilize all the available space in your kitchen. Consider upgrades like garbage and recycling pullouts to keep floor space clear. You can store spices or baking sheets in specially designed cabinet inserts that maximize your space. Plan out where you’d like to have your coffee maker or espresso machine or beverage centre. Avoid leaving empty spaces above cabinetry. If it’s too costly to bring the cabinets up to the ceiling, add a decorative bulkhead to achieve the built-in look. Consider open shelving in areas where uppers are not functional or efficient, like corners and short walls. Avoid corner cabinets in your design wherever you can.
Use your island to it’s fullest potential. Avoid raised eating bars as they reduce both the eating and working spaces by separating them. Minimize large appliances and fixtures in the island. The more clear space you have, the more functional the island will be. And don’t forget about the sides of the island! Unless you have waterfall counters, this space should never be wasted. This is a perfect place to add storage or display décor.
If you have room for a walk-in pantry or pantry closet, design your shelving heights and quantities carefully. Again, consider increasing the door heights if this is a double-door closet so you can access all the shelving. This is another area where you can delete the included shelving allowance and design a custom storage solution. The pantry is a great place for additional cold food storage. You can incorporate a second fridge, or an upright or chest freezer into your design.
One of my favourite things to do in the pantry is add a wall feature. The space is typically small, so it’s relatively inexpensive. You can use paint, plaster, wallpaper, tile, wood, shiplap, or whatever else your heart desires. A full height pantry cabinet is a smart alternative when space is tight. You can also add a hutch or built-in servery to the dining area to help if kitchen storage space is at a premium. This space can also double as a dry or wet bar, or a coffee station or beverage centre.
garage
In our cold-weather climate, having a weather-protected space to store your vehicle (or your junk) is paramount. If you are building a laned home, consider having the detached garage built now rather than later. New home buyers often elect to build the garage at a future point when the garage isn’t included in the purchase price. Get your contractor to price the garage you want before you complete the negotiation process with your home builder, and then have the builder provide their price. Compare and contrast. Will it be better for your finances to include this cost in your mortgage? Can you save more money by building with a garage specialist after possession?
Don’t forget about garage storage. Shelving, slat walls, and storage units help to keep this space clear of the piles of stuff that make it impossible to park vehicles inside. Build your garage with the highest roof possible so you can utilize the attic space for even more storage.
Thinking about a Tesla or a hybrid down the road? Want to put a shop or welding equipment in your garage? Discuss these items with your builder. Adding an electric vehicle charger or 30A breaker to your garage can have a drastic impact on your load calculations, and potentially necessitate a service upgrade.
And if you have an RV or trailer, consider adding a taller door to your garage so you can store it!
plans
Print at least two scaled copies of the plans for your new construction home. You’ll also receive a copy of the specifications – the fixtures and finishes that will come with your new home. If you have any upgrades, these will also be included. Review these documents carefully. If you’re using a showhome as reference, cross-check! Not everything in the showhome is standard. Compare your plans to the showhome and note all the differences.
Common showhome upgrades are fireplaces, ceiling heights, door heights, tubs versus showers, freestanding soaker tubs, acrylic bases versus fully tiled, etc. Check the locations of all posts and beams on your plan and note if they are flush or dropped, if they are incorporated into a wall, etc. Engineered dropped beams can be incorporated into tray or coffered ceilings, or you can add more “false” beams as a design feature. You can also clad your beams, or paint them for visual interest.
Price all of the upgrades that you are interested in so that you can make an informed decision. Remember that some things can be deleted and completed later if you’re not able to afford them now.
Framing changes can be quite costly when renovating. If you’re considering 8’ doors, 10’+ ceilings, or a vault, those are best completed during construction.
Consult with a professional for a plan walkthrough to fine-tune your design prior to inking the deal.
It’s important to determine your future basement plans now, even if you’re not planning on developing that space right away. Consider egress windows (required for each bedroom), ducting and mechanical bulkheads, and structural component locations. Pay attention and plan ahead! I’ve had many customers who were surprised by a telepost or toilet rough-in location after construction.
Is a deeper excavation appropriate for your situation? Mechanical bulkheads often reduce basement ceiling heights. A deeper basement will allow more flexibility if you’re planning to put a gym, home theatre, or golf simulator in the basement.
It may be worth the work to price out your dream basement development through both your builder and a contractor to compare and contrast pricing. Even if you don’t complete the work during the initial construction phase, you can have all the rough-ins in place for future completion.
If you’re contemplating a garden suite or secondary suite, this is even more important. Consult with a professional to discuss code requirements so you can ensure your design is compliant. The City of Edmonton also has created homeowner guides that you can review.