Getting Started on Your House

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Benedict Austin
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Getting Started on Your House Choosing a Plan Consider your lot size, shape and grading when choosing your house plan. Most lots are 40 ft. by 100 ft. but the shapes vary which can affect the size.

Or you can choose to purchase a plan from an outside source but there may be extra costs that you will be responsible for.

For example, each home has only one finished bathroom unless the homeowner is a pensioner, they are funded to have a second bathroom installed.

1 Getting Started on Your House Choosing a Plan Consider your lot size, shape and grading when choosing your house plan. Most lots are 40 ft. by 100 ft. but the shapes vary which can affect the size. Housing staff may have suggestions that would suit your lot shape and personal needs. There is a book of housing plans that you can pick up. Or you can choose to purchase a plan from an outside source but there may be extra costs that you will be responsible for. The Construction Agreement you sign with the Nation will outline what is paid for and what things are not eligible. For example, each home has only one finished bathroom unless the homeowner is a pensioner, they are funded to have a second bathroom installed. As with other upgrades, homeowners can pay to build a second bathroom but must (a) inform Housing staff prior to scheduling the build and (b) pay the extra costs in advance by cheque or money order. Section 5 (d) & 5 (e) of the Construction Agreement outlines additions, removals, corrections and variations to the housing plan. (see p. 17 of this Resource Guide) Sample Rancher Sample Two-Storey Did You Know? Our rancher plans are 1280 sq. ft. finished Our two-storey homes are max sq. ft. finished Our houses are generally 34 ft. X 34 ft. We use 2 X 6 framing with R40 insulation We install double glazed windows and single entry metal doors A Resource Guide for Squamish Homeowners p. 6

Did you know? We will coat your deck with a non-slip surface that will also protect the wood from rot. Colours can be chosen to match your siding and roof.

Samples are available at the Housing Office but you can also get an idea of what the colours look like by driving around the reserve.

Like other upgrades, you will need to find estimates and pay the difference in advance.

2 Did you know? We will coat your deck with a non-slip surface that will also protect the wood from rot. Colours can be chosen to match your siding and roof. Here are a few of the decking swatches available at the Housing Office. Finishes and Colours Roofing and vinyl siding are the first colour choices you make when designing your home. Samples are available at the Housing Office but you can also get an idea of what the colours look like by driving around the reserve. Remember that lighter colours will require more cleaning. Other siding options include cedar, stucco, rock finish or a combination of materials. Like other upgrades, you will need to find estimates and pay the difference in advance. Make sure you have discussed your options with Housing staff and have a written agreement in place before you engage a supplier. Sample Roofing Colours Black Slate Tan Sandstone Blue Green Sample Siding Colours Estate Gray Irish Linen Antique Ivory Desert Sand Champagne Sandalwood Country Almond Autumn Ash Sierra Brown Terra Clay Sage Green Clipper Gray A Resource Guide for Squamish Homeowners p. 7

Finishes and Colours Painting and Interior Design The Housing Office has paint swatch books for you to look at and choose your colours from.

Think about the mood you would like to create when designing your colour scheme. Also consider your furniture colours and the end use of the room.

Other things to consider include: Room size - use light colours to open up a small room and deep colours to make a large room more cozy.

Traffic and washability - entrance ways, kitchens and playrooms are well used areas of your house that will require more frequent cleaning, try to pick

3 Finishes and Colours Painting and Interior Design The Housing Office has paint swatch books for you to look at and choose your colours from. You can also go to any General Paint and pick up sample chips to take home with you. Think about the mood you would like to create when designing your colour scheme. Also consider your furniture colours and the end use of the room. Will it be an active room like a family room or a relaxing room like a bedroom. Other things to consider include: Room size - use light colours to open up a small room and deep colours to make a large room more cozy. Warm or cool colour schemes - warm colours are comfortable and inviting while cool colours tend to be lively and upbeat. Traffic and washability - entrance ways, kitchens and playrooms are well used areas of your house that will require more frequent cleaning, try to pick colours that will wash easily. Complimentary tones - Look for wall colours that compliment your flooring, cabinets and counter tops. Choosing all of these items at the same time will ensure that you are not surprised by the final results. crimson carpet tan or rose paint pale rose carpet Warm Colours Cool Colours jade carpet pale blue or cream paint navy carpet A Resource Guide for Squamish Homeowners p. 8

Samples from our preferred supplier are available at the office. Through the Construction Agreement you are required to not sign outside contracts without written consent from the Nation. (see p.

4 Flooring Options Like paint, flooring colours can be chosen with mood, traffic and overall design in mind. But while paint colours can be easily changed later, your flooring choices will live with you for a long time. The Squamish Nation Housing budget allows for carpeting and lino on your main floor. Samples from our preferred supplier are available at the office. Through the Construction Agreement you are required to not sign outside contracts without written consent from the Nation. (see p. 21 No Assignments ) As with other options, you are welcome to upgrade your flooring but will need to pay the difference. You will need to get estimates from the company you wish to purchase from and bring these to the Housing Office. Carpet Colours You will then pay by cheque or money order the difference between the Nation funds and the costs of your upgrade. Make sure all of the estimates and payments are completed BEFORE building starts so that the material deliveries and trades can be scheduled. Last minute changes will disrupt and delay your building schedule. Lino Colours and Patterns Lessons Learned Let s stay with approved contractors and suppliers. We have had a homeowner sign a contract with a flooring company that didn t finish the job and refused to return to the house eventhough they did not pass inspection. A Resource Guide for Squamish Homeowners p. 9

Finishes and Colours Cabinets and Countertops

with samples available at the Housing Office.

another style of countertop then you can bring

be viewed at the Housing We also have a list

countertop designs available to choose from.

Things to consider when choosing countertops:

5 Finishes and Colours Cabinets and Countertops We offer a wide range of countertop designs with samples available at the Housing Office. Like other upgrades, if you would like to have another style of countertop then you can bring estimates as well as payment to the Housing Office. We will arrange the delivery of materials as well as installation. Make sure your decision is final before we schedule your build. Did you know? Samples of cabinet door styles and colours can be viewed at the Housing Office. We also have a list of approved suppliers that you choose your cabinets from. Be prepared to pay for any additions or upgrades by money order or cheque. Here s a small selection of the samples of countertop designs available to choose from. There are many more chips at the Housing Office. Things to consider when choosing countertops: - room colour - cabinet colour - floor colour - washability Here are samples of cabinet door styles. Here are the cabinet colours: A Resource Guide for Squamish Homeowners p. 10

6 Estimating the Costs Every house built by Squamish Nation Housing and Capitol Projects has its own budget. With the experience of building over 250 houses onreserve, supplier and sub contractor relationships have been developed that allow us to access bulk pricing. The savings are passed on to the homeowner. Once you have committed your design decisions to the Specification Form, shown on this page, the Housing staff gathers estimates and puts together a budget for your build. The costs are compared to the amounts allotted by the Nation to ensure that the build is on budget before proceeding with the signing of the Construction Agreement. Did you know? You are always welcome to look at your budget and original invoices. But, we ask that you view them in our office for administrative reasons. A Resource Guide for Squamish Homeowners p. 11

7 Building your House Construction Agreement The Construction Agreement is a legal contract signed between the homeowner and Squamish Nation Housing and Capitol Projects. It names the Nation as the General Contractor and deals with: Land Use and Occupancy, Adherence to Housing Policy, Conformity to Building Code, Supply of Material and Labour, Included and Excluded Items, Approved Costs How Additions, Removals and Corrections will be Handled Access to the Lot during Build Pre-occupancy Inspections Early or Wrongful Possession Your framer is chosen from a list of preferred framers. When you meet with him in the Housing Office, he signs a sub-contract agreement with the Nation and is responsible for the following tasks: All labour to preparation of the site, All labour to construct the forms, placement of the fill, steel mesh, poly and concrete to slab/wall as specified, Stripping the forms, All labour to frame the building to roof stage, Labour to install windows and exterior doors, All labour to install forms for sidewalk, Strip forms when concrete labourer done, All labour to complete interior finish, with site kept in a neat and tiny manner, Railings for interior, bi-folds, trim, and interior doors, All backing and venting.. THIS AGREEMENT made this day of, 20, BETWEEN: SQUAMISH INDIAN BAND, as represented by its Housing and Capital Projects Department, 320 Seymour Boulevard, North Vancouver, British Columbia V7J 2J3 ( Squamish Nation ) AND: ( Member[s] ) WHEREAS: A. It is not the practice of the Squamish Nation to allot possession of reserve land under section 20 of the Indian Act, R.S.C. 1985, c. I-5 (the Indian Act ); B. It is the practice of the Squamish Nation to grant rights of use and occupancy to reserve lands in accordance with the Housing Policy; C. In this Agreement the following words are defined as follows: Term: Meaning: Approved Cost currently $140, Director Housing Policy Lot Plan Residence Selected Model CONSTRUCTION AGREEMENT Squamish Nation as General Contractor Construction of New Residence Builder Job No. Director of Housing and Capital Projects Department Squamish Nation Comprehensive Housing Policy approved by Council October 10, 2001 Civic Address: IR Lot Parcel RSBC Plan # Approved Floor Plans and General Specifications for Selected Model A Residence Allocated by Council Motion No. passed on, 20 Model No. square feet (approximate) Did you know? It is particularily important to note that a homeowner should not sign contracts with any trades or suppliers unless approved by the Housing Department. The details are listed in Sections of your Construction Agreement. Squamish Nation as General Contractor Construction Agreement Pg. 1 A Resource Guide for Squamish Homeowners p. 12

Change Orders The process for changing or upgrading any piece of your new home is called a change order and is outlined in the Construction Agreement, Sections 5 (d) and 5 (e) on pg. 17 of this guide.

8 Change Orders The process for changing or upgrading any piece of your new home is called a change order and is outlined in the Construction Agreement, Sections 5 (d) and 5 (e) on pg. 17 of this guide. any additions, removals, corrections, variations or price changes to the Plan which in total do not exceed the Approved Cost, will be effected only if: the Parties enter and initial the specific changes on the Plan in red ink; and the Member[s] provide the Director with detailed written cost estimates for each and every proposed additions, removals, corrections, variations or price changes; and Any changes to the plans must be documented on a change order form. Please note that changes can cost extra money and time. They are payable in advance by cheque or money order. any additions, removals, corrections, variations or price changes to the Plan which in total do exceed the Approved Cost, will be effected only if: the Parties enter and initial the specific changes on the Plan in red ink; and the Member[s] deliver to the Director a bank draft or money order for the total amount in excess of the Approved Cost, payable to the Squamish Nation. Scheduling With the builder chosen and the agreement signed, the Housing Office will develop a schedule of material deliveries and sub trades. These are booked months in advance so it is important to stick with the schedule. Any last minute changes affect your build as well as the workflow of the tradespeople. A fold-out schedule has been designed for your use and can be found at the back of this resource guide. You can add important dates and check off items when they are complete so you will always have a good sense of where your home is in the building process. Did you know? It is best to discuss any ideas you have for changes with the Housing Office before making any commitments. You will want to have every supplier and subtrade chosen during the estimating/scheduling phase to ensure a smooth build. A Resource Guide for Squamish Homeowners p. 13

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