FAQ's
Q: Why is the Lot Plan important?
A: The orientation and location of your new home on its lot are indicated on a scaled-down drawing of the lot. This 'Lot Plan' shows the distance to the home from the front, back and side property lines and positions the home in accordance with municipal bylaws for 'set-backs' from property lines and easements as well as a standard or reverse house plan. The locations of any easements are indicated along with details of "Grades".
Q: What do I need to know about my blueprints?
A: the blue prints or working drawings are the normal planning tools that GBG uses to construct any new home. Before construction begins, GBG will provide 2 sets of working drawings for homeowner approval. The initial drawings will show the house with no supplier selections made and the final drawings, will show them with the selections you've chosen.
Working drawings are the maps for building your new home. They are the actual building plans. These scaled-down two dimensional working drawings serve a number of purposes. For example, GBG will submit a set to receive municipal building permit approval. Other sets will help guide suppliers in providing the necessary materials while sub-trades will use theirs as directions for completing their work according to plan. A set of working drawings consists of the following elements: Exterior Elevations, Interior Floor Plans and Structural Plans.
Exterior Elevations are detailed, scaled and dimensional drawings of the roof and exterior walls of your home. They show your homes' profiles – front, sides and rear – and indicate the location and types of exterior finishing materials to be used.
Interior Floor Plans provide a scaled-down overview for each level of the home, including the basement. Among other things, these floor plans indicate exact room dimension, the placement and size of windows, the location and swing of doors, the layout of electrical and plumbing systems and the configuration of kitchen and bathroom cabinetry. Added drawings may detail special construction features such as built-in wall units for fireplace surrounds.
Lastly, Structural Plans are working drawings which provide cross-sectional views and details of the structural components of your new home. These include foundation footings, basement walls, roof trusses , floor joists and load-bearing beams.
Q: What are 'specs'?
A: Written specifications expand on the working drawings in detail. GBG will provide a set of specifications which will outline the construction and finish details. Specifications also include details regarding GBG's warranty and policies for handling legal arrangements such as title transfer. There are two schedules attached to the specifications: the Exterior Finish Schedule and the Interior Finish Schedule. These note your choice of materials, colours, styles or model numbers. Revisions are possible prior to construction by requesting a change order.
GBG provides construction allowances that enable you to make your own selections of such items as lighting fixtures, floor coverings, plumbing fixtures and appliances. These allowances should identify exactly what is covered by each allowance and the dollar value allocated. Obviously a less expensive selection that the dollar amount allocated will save you money while a more expensive choice will cost you more. These variances will be noted in your Statement of Adjustments. If you vary from the specifications, then the detail of what you want – brand names, colours, sizes, model and style number for example – should be noted in the Finish Schedules or on a change order before constructions starts. Specifications are an important part of the agreement between you and GBG.
Q: How is my deposit protected?
A: Cash/Cheque deposits are payments that bind your agreement with GBG. Deposits are paid prior to the start of construction. Protection of the deposit is secured through GBG's membership to The Alberta New Home Warranty Program. The Program's protection stipulates that deposits are covered up to 20% of the purchase price for a single family home to a maximum of $100,000. If your deposit is greater than the protection limits, you should have a clear understanding of what conditions need to be put in writing as part of your agreement with GBG to deal with the release or return of those sums which exceed protection limits. Coverage will begin when the deposit protection receipt is issued by GBG and each time you make a deposit, a new deposit protection receipt will be issued to reflect the new deposit.
Q: How do developer architectural controls affect me?
A: To ensure the development of appealing new communities, land developers today often regulate things like the placement of homes on lots, the mass of exterior elevations, exterior design details, types of exterior finishes, and colours through architectural controls. Architectural controls can bring added value to new communities and to your investments. Yet these design pre-requisites can also cause delays in the developer approval of your new home plans if they don't conform to the developer's guidelines. Ac copy of the architectural controls is available from the developer or area sales manager. Following those guidelines, GBG will work with you to make suitable exterior design, material and colour choices. GBG then submits your proposed home and lot plans along with your exterior finish specifications to the developer for approval. Architectural controls vary from development to development. If you change lots, ensure that the architectural controls have not changed. To ensure conformity with the overall development concept, the developer may require modifications to the colour or material choices you've made on your Exterior Finish Schedule. Or the developer may require that extra architectural details be added to the house. Revisions may result in added costs. Once the developer's architectural approvals are received, you'll want to review the final working drawings, lot plan and specifications carefully with your builder representative. If everything is acceptable to you, you should 'sign off' or approve the plans. Then the builder will advise the developer who gives overall approval to proceed – a requirement before construction can begin.
Q: What are acceptable construction delays?
A: Delays can occur for a variety of reasons
• Weather – Alberta builders have developed effective methods of dealing with extreme cold and wet conditions. To minimize weather delays, GBG will place special emphasis on enclosing the structure of your new home and connecting utilities to create a protected working environment as soon as possible. Some exterior work can be left until conditions improve. These items generally involve apply stucco, parging and paint, pouring concrete and final grading of the lot. Meanwhile, inside work can carry on according to schedule.
• Other normal delays can involve building, electrical and gas inspections that must be conducted by the appropriate authorities at certain stages before work can continue.
• Change orders can also cause delays.
• Between each stage of construction, another delay typically happens as sub-trades and suppliers co-ordinate their moves to and from your new house.
• If any delay extends beyond 5 working days, it is wise to consult with GBG's representative to learn about the effect on your construction schedule.
Q: What do I need to know about defects, deficiencies and holdbacks?
A: At the time of possession, it is entirely possible that not all the work on your home will be complete. The most common reason is cold weather. Winter has a tendency to delay all kinds of exterior work – from applying paint or stucco to pouring concrete driveways and finishing the landscaping. These kinds of weather-delay problems are known as 'seasonal deficiencies'. It is appropriate to consider holdbacks for deficiencies. These holdbacks are funds held in trust by GBG's lawyer until the deficiency is completed. A deficiency holdback may represent the value of several incomplete items. As each item is completed, the holdback amount related to that item is released. Defects should be noted at the time of possession and will be followed up and corrected during the two and eleven month inspections. Please be sure to document defects as they appear.
Q: Why do I have to go see so many places to make my selections?
A: The supplier's showroom display and provide many more selection options than what could be presented at one time and place. By visiting the suppliers directly, this gives you the opportunity to speak with a product expert with no pressure to select everything at one appointment. This also allows you to do specific upgrades if you choose.
Q: Who do I call for my utilities?
A: Depending on where you will be living you will need to find out hwo provides your gas, power and water services. These companies could include: Emnax (power and water), Epcor (power and water), Direct Energy (natural gas), Alta Gas (natural gas) and the municipality that you will be living in (water and sewer services).
Q: When do I need to call to have my utilities changed into my name?
A: You will need to call and have your utilities scheduled for hook up on your possession day. Delay in this could cause for the service provider to disconnect your services and you will be responsible for the reconnection fee.
Q: Where do I get my keys?
A: Your Customer Liaison will provide you with your house keys on the day of your possession. If you require a mailbox key, please contract Canada Post directly to find out where these keys can be picked up.
Q: When do I meet with the lawyer to transfer title?
A: While the home is under construction, the title of the property is registered to the developer. You will meet with the lawyer to sign any legal documents 3 weeks before possession to facilitate the title transfer. Transfer of Title occurs on your possession dated once you complete all financial obligations and paperwork with your liaison.
Q: I am taking possession of my home during the winter season. When can I expect my exterior work to be completed?
A: Not all exterior work can be completed in the winter months. When the frost leaves the ground, GBG will begin to schedule seasonal work such as pouring driveways and sidewalks, as well as grading and loaming. To protect your interest, a seasonal holdback of money is held in trust by our lawyers until the work has been completed. This money is release to GBG upon completion of the seasonal work.
Q: What if there are structural issues after the first year?
A: A structural defect is a failure of a load-bearing component of your home to provide support. By that definition, a basement crack isn't a structural defect, but it may be an indication that such a possibility exists. If you have concerns regarding a possible structural defect past the first year, contact The Alberta New Home Warranty Program. The Program will take down the details, start the paperwork requesting an inspection and an inspector will investigate your concerns. If the inspector determines there is a structural failure, The Program will take the necessary steps to discover the cause(s) of the failure. The Program will develop a plan to correct the cause(s) of the failure and then implement the repairs within the limits of the structural integrity coverage.
