Frequently Asked Questions

Plan on 18–30 months total: 1–2 months for discovery and design development, 4–12 months for full architectural design, 4–16 months for permitting (Toronto's permitting process is notoriously slow), and 8–18 months for construction. Projects with complex heritage overlays, conservation authority approvals, or Committees of Adjustment hearings can take longer. We give you a realistic schedule before you sign anything.

Standard residential building permits in Toronto currently take 4–8 months for straightforward new builds. Complex applications, heritage properties, properties near ravines (TRCA), or projects requiring a Committee of Adjustment hearing can take 12–20 months. We have extensive experience managing Toronto's permitting process — we know what to submit, how to structure applications, and how to minimize unnecessary back-and-forth.

A full gut renovation of a 2,500–4,000 sq ft home typically takes 6–12 months of construction, plus 2–4 months of design and permitting beforehand. Kitchen-only renovations take 8–14 weeks. Heritage restorations vary widely based on scope. We provide a detailed construction schedule before work begins and update it weekly.

The five biggest delay drivers we see: (1) undecided or late finish selections — we need material decisions before we need to install them; (2) slow permit amendments caused by design changes after submission; (3) discovery of hidden conditions in renovation work (knob-and-tube, asbestos, wet basements); (4) long-lead material availability for custom millwork and imported products; (5) scope changes during construction. Front-loading decisions in the design phase is the single most effective thing clients can do to avoid delays.

In a design-build project, the builder is involved from the earliest design stages — rather than receiving architect-drawn plans and bidding on them after the fact. This matters because it eliminates constructability surprises (designs that are beautiful but difficult or expensive to build), front-loads decisions that typically cause construction delays, reduces coordination friction between architect and builder, and usually results in a more accurate budget earlier in the process. We've seen design-bid-build projects arrive on site with budgets 30–40% below what the plans actually cost to build.

Yes. Robby manages client relationships, project oversight, and ensures the vision stays aligned throughout. Mark is personally on-site during every critical phase of construction and reviews every stage. You have their direct contact information from day one. We deliberately limit the number of projects we take on so that every client gets real access to the principals.

A change order is any modification to the agreed scope of work. When something changes — whether client-initiated or discovered on-site — we document it, price it transparently, and require your written approval before proceeding. You will never discover a scope change on your final invoice. Every change is tracked in writing.

Yes. We manage all permit applications, coordinate with inspectors, and handle any required amendments. For projects requiring Committee of Adjustment approval, TRCA permits, or heritage approvals, we work with specialists we've used successfully on past projects.

For custom home builds, we work on projects starting at approximately $1.5M in construction value. For renovations, we typically work on projects of $300K and above. We don't have a hard minimum — what matters more is whether the project is a good fit on both sides.

No. You can come to us at any stage — with nothing, with rough ideas, with a site, or with complete architectural drawings. If you don't have an architect, we can recommend Toronto residential architects we've worked with successfully. Starting the conversation early lets us give you better guidance on what's realistic for your site and budget.

Yes. Our primary market is Toronto and the inner GTA — Forest Hill, Rosedale, Lawrence Park, the Bridle Path, Leaside, North York, Etobicoke. We also work in Mississauga, Oakville, Vaughan, Richmond Hill, and other GTA municipalities. Contact us to discuss your specific location.

All new homes are enrolled in Tarion (Ontario's new home warranty program), which provides a 1-year workmanship warranty, 2-year systems warranty, and 7-year major structural warranty. Beyond the legislated minimums, we provide our own fit-and-finish warranty and stand behind our work. If something needs attention after handover, you contact Robby or Mark directly.

Intentionally. We don't advertise aggressively. Most of our projects come through referrals from past clients, architects, and interior designers. We limit our project load so that every client gets real access to the principals. If you found us, someone you trust likely sent you here.