Basement Developer?

[heep223]

We hate carpet & laminate but we don't really know what the alternatives are, would be interested to hear what's worked well for people. Hardwood in the basement just seems off to me, plus if you ever flood (like we have) it's a disaster. Be interested to hear if anyone has gone with finished/polished concrete.

[OMG!WTF!]

I've done polyaspartic coatings a couple times and loved it....

http://www.concretenetwork.com/polya...loor-coatings/

It's especially good if you have old tile to cover and you don't want to remove it.

I'm not really sure you can beat carpet and tile in my books though.

[Knalus]

I chose luxury vinyl tiles. Installed them myself. I didn't want to install a subfloor for many reasons, not least is the low celings and potential for water damage in my basement. I love them. Great texture, great for following the slight rolling of the concrete floor. Warmer than expected. Also - we've had some severe flooding in our basement since then, and the tiles did wonderfully. I think it's a little cheezy to call them "luxury vinyl", but the stuff sure isn't linoleum.

[vtec260]

Originally Posted by heep223

We hate carpet & laminate but we don't really know what the alternatives are, would be interested to hear what's worked well for people. Hardwood in the basement just seems off to me, plus if you ever flood (like we have) it's a disaster. Be interested to hear if anyone has gone with finished/polished concrete.

We used Affordable Basement to do our basement last spring.

http://www.affordablebasements.ca/

Accurate quote, good workmanship, and done on time with little delay. Contacted the city for all the permits and very little from our end after the initial design consult. We used polished concrete (took some convincing), but we love the look of it. We decided to cut off-set lines on the concrete so that the floor looks like tiles. BTW, we have heated floors and walk out basement so it feels so toasty and cozy when the weather gets cold.

[MrCallahan]

I just bought my first place, and I'm looking to get the basement windows done. Ideally, I'll be getting the whole basement done reno'd, but doing small pieces at a time.

Has anyone done their windows recently, and is willing to share the rough cost of it? Or even have some suggestions of good contractors for that?

[llwhiteoutll]

Originally Posted by MrCallahan

I just bought my first place, and I'm looking to get the basement windows done. Ideally, I'll be getting the whole basement done reno'd, but doing small pieces at a time.

Has anyone done their windows recently, and is willing to share the rough cost of it? Or even have some suggestions of good contractors for that?

Are you just doing frames/glass or having the concrete cut as well?

[MrCallahan]

Originally Posted by llwhiteoutll

Are you just doing frames/glass or having the concrete cut as well?

Most likely will have concrete cutting as well, looking to increase the size to make them egress windows.

[OMG!WTF!]

Originally Posted by MrCallahan

Most likely will have concrete cutting as well, looking to increase the size to make them egress windows.

You may want to wait until spring when it's easier to dig and therefore cheaper. Also make sure you realize what's included...if you don't want a pile of dirt and concrete left behind you'll want to arrange for that. Window wells and back fill and drainage complete the job but some installers assume homeowners will do that. I just used A-1 Cutting and Coring and they were good but they just cut. I installed. Also if you have any holes to core....direct vent water tank, bath fan, new laundry room or whatever, you could do it at the same time. (you for sure need permits as well, both building and development, because you are increasing the window coverage and altering the structure of the house)

[MrCallahan]

Originally Posted by OMG!WTF!

You may want to wait until spring when it's easier to dig and therefore cheaper. Also make sure you realize what's included...if you don't want a pile of dirt and concrete left behind you'll want to arrange for that. Window wells and back fill and drainage complete the job but some installers assume homeowners will do that. I just used A-1 Cutting and Coring and they were good but they just cut. I installed. Also if you have any holes to core....direct vent water tank, bath fan, new laundry room or whatever, you could do it at the same time. (you for sure need permits as well, both building and development, because you are increasing the window coverage and altering the structure of the house)

Yeah, I'm aware it'll be a bit of mess! and have talked with one contractor already about some of the work. They are estimating close to $3000, which seems a little on the high side, and this is without a window well! I also asked him about the building permit, to which he left it open ended.

"You can get by without, and just play dumb with the City if they ask you about it and say it was like that when you bought it. But if you'd like it, I'll leave that up to you"

Seems a little on the sketchy side, which is why I'm reaching out for other suggestions for some quotes. I have Johnston/Marcotte Glass coming by for a site visit next week to get another quote. Even from the call I just had on the phone with them, they seem a little more reputable and fair with pricing.

[OMG!WTF!]

3k per window? That's a lot. I had four windows cut...two new, two expanded...for $1650. A plastic window is about $200. There is a winter premium though. As for permits, it's kind of not an option. A new, or expanded window with new window well, changes your elevation drawing and your lot coverage. Those changes will be reflected in your rpr. When you sell, the rpr will not be in compliance and you'll have to apply for permits after the fact. Lawyers do look carefully at rpr's and tend to catch these things. Also, cutting concrete is a fairly big alteration to your house. You will require an engineer to approve your drawings in order to get the permits. Your windows may be too close to each other or to a corner or to a major load to expand. I'd want to be sure because one inch can make a big difference and it's incredibly expensive to fix down the road when your basement is nicely finished. And then there is your insurance. You aren't covered for unpermitted work. Also, there is a limit to the window coverage on your house. Newer houses are generally close to that coverage so you also need a development permit to go beyond hat limit. Neighbors get crabby about privacy all the time. Ooops, one more thing, since 2011 unpermitted work is a patent defect and must be disclosed by your listing realtor. That is starting to affect value as reca is beginning to enforce it more. Sorry to be a bummer but you just want to know the risk.

[heep223]

Originally Posted by vtec260

We used Affordable Basement to do our basement last spring.

http://www.affordablebasements.ca/

Accurate quote, good workmanship, and done on time with little delay. Contacted the city for all the permits and very little from our end after the initial design consult. We used polished concrete (took some convincing), but we love the look of it. We decided to cut off-set lines on the concrete so that the floor looks like tiles. BTW, we have heated floors and walk out basement so it feels so toasty and cozy when the weather gets cold.

Thanks for this. Our slab is in pretty bad shape in terms of stains etc, as many old houses. Was yours ugly too, and if so, how did they address this?

[MrCallahan]

Originally Posted by OMG!WTF!

3k per window? That's a lot. I had four windows cut...two new, two expanded...for $1650. A plastic window is about $200. There is a winter premium though. As for permits, it's kind of not an option. A new, or expanded window with new window well, changes your elevation drawing and your lot coverage. Those changes will be reflected in your rpr. When you sell, the rpr will not be in compliance and you'll have to apply for permits after the fact. Lawyers do look carefully at rpr's and tend to catch these things. Also, cutting concrete is a fairly big alteration to your house. You will require an engineer to approve your drawings in order to get the permits. Your windows may be too close to each other or to a corner or to a major load to expand. I'd want to be sure because one inch can make a big difference and it's incredibly expensive to fix down the road when your basement is nicely finished. And then there is your insurance. You aren't covered for unpermitted work. Also, there is a limit to the window coverage on your house. Newer houses are generally close to that coverage so you also need a development permit to go beyond hat limit. Neighbors get crabby about privacy all the time. Ooops, one more thing, since 2011 unpermitted work is a patent defect and must be disclosed by your listing realtor. That is starting to affect value as reca is beginning to enforce it more. Sorry to be a bummer but you just want to know the risk.

You're not being a bummer at all! I actually agree with you and am on the same page, which is why I'm looking for other contractors. I'm all for going through the proper permit process, and having all that documented. I'd prefer to get it done right the first time, rather than having sketchy contractors put in an over priced window, and having to get it fixed later.

[vtec260]

Originally Posted by heep223

Thanks for this. Our slab is in pretty bad shape in terms of stains etc, as many old houses. Was yours ugly too, and if so, how did they address this?

Our house is only six years old so it was in good shape. We picked stain colour and design and the floor guy matched it pretty close to it. They put a base color and acid stained it, if I remember. Old stain will be covered up so I don't think it'll be a problem.

Our floor has this type of design with lines cut for tile look.

http://customccd.com/wp-content/gall...t/p1000272.jpg

[topfiverecords]

Originally Posted by OMG!WTF!

3k per window? That's a lot. I had four windows cut...two new, two expanded...for $1650. A plastic window is about $200. There is a winter premium though. As for permits, it's kind of not an option. A new, or expanded window with new window well, changes your elevation drawing and your lot coverage. Those changes will be reflected in your rpr. When you sell, the rpr will not be in compliance and you'll have to apply for permits after the fact. Lawyers do look carefully at rpr's and tend to catch these things. Also, cutting concrete is a fairly big alteration to your house. You will require an engineer to approve your drawings in order to get the permits. Your windows may be too close to each other or to a corner or to a major load to expand. I'd want to be sure because one inch can make a big difference and it's incredibly expensive to fix down the road when your basement is nicely finished. And then there is your insurance. You aren't covered for unpermitted work. Also, there is a limit to the window coverage on your house. Newer houses are generally close to that coverage so you also need a development permit to go beyond hat limit. Neighbors get crabby about privacy all the time. Ooops, one more thing, since 2011 unpermitted work is a patent defect and must be disclosed by your listing realtor. That is starting to affect value as reca is beginning to enforce it more. Sorry to be a bummer but you just want to know the risk.

You should clarify the limits on unprotected openings only applies to the windows on a side yard. I've never heard of anyone going beyond the limit by way of a Development Permit. The max calculation is a max by way of Building/Fire code.

Window wells don't change your lot coverage %. They should show on RPR's though.

Another rule is you must keep one side yard 1.2m clear for access so you can't have window wells on both sides if you have a narrow lot.

If you're doing wells, definitely do a deep base of rock w/ a weeping tile connection.

[AFireInside]

Just wondering if anyone has any info. I've been looking to finish off the last room of my basement. Here's what I'm looking at

290 sq ft-new insulation (on 2 outer walls), and drywall.
Electrical outlets, potlights, 2 small interior walls framed. Plumbing rough in for future bar(about a 6 ft run) . One return air to the floor (just needs to be run straight down its already in the right place above a framed interior wall).

No flooring (I'll do that), no ceiling finish.

I was quoted about $16,000 not including lights or a panel upgrade.

Does this seem high or is it just me, especially with no flooring or ceiling?

[llwhiteoutll]

Originally Posted by AFireInside

Just wondering if anyone has any info. I've been looking to finish off the last room of my basement. Here's what I'm looking at

290 sq ft-new insulation (on 2 outer walls), and drywall.
Electrical outlets, potlights, 2 small interior walls framed. Plumbing rough in for future bar(about a 6 ft run) . One return air to the floor (just needs to be run straight down its already in the right place above a framed interior wall).

No flooring (I'll do that), no ceiling finish.

I was quoted about $16,000 not including lights or a panel upgrade.

Does this seem high or is it just me, especially with no flooring or ceiling?

Do the electrical work yourself (except panel work, need contractor for that), insulation is easy to do as well. Should save you a few thousand.

[calgarygeologist]

Originally Posted by llwhiteoutll

Do the electrical work yourself (except panel work, need contractor for that), insulation is easy to do as well. Should save you a few thousand.

Framing a couple of walls is easy enough as well.

[Red]

Originally Posted by AFireInside

Just wondering if anyone has any info. I've been looking to finish off the last room of my basement. Here's what I'm looking at

290 sq ft-new insulation (on 2 outer walls), and drywall.
Electrical outlets, potlights, 2 small interior walls framed. Plumbing rough in for future bar(about a 6 ft run) . One return air to the floor (just needs to be run straight down its already in the right place above a framed interior wall).

No flooring (I'll do that), no ceiling finish.

I was quoted about $16,000 not including lights or a panel upgrade.

Does this seem high or is it just me, especially with no flooring or ceiling?

16K?
Yikes....RUN!!!

[sworkhard]

Originally Posted by heep223

We hate carpet & laminate but we don't really know what the alternatives are, would be interested to hear what's worked well for people. Hardwood in the basement just seems off to me, plus if you ever flood (like we have) it's a disaster. Be interested to hear if anyone has gone with finished/polished concrete.

I have polished concrete in my basement. I would only recommend polishing existing concrete if you have at least some insulation below the concrete. However, since my basement had a wood floor, we placed colored concrete over foam and heat hose (not yet connected) and I'm really happy with it.

It's hard though, so if you have kids that play on it, get some foam tiles for them to play on.

[sworkhard]

Originally Posted by AFireInside

Just wondering if anyone has any info. I've been looking to finish off the last room of my basement. Here's what I'm looking at

290 sq ft-new insulation (on 2 outer walls), and drywall.
Electrical outlets, potlights, 2 small interior walls framed. Plumbing rough in for future bar(about a 6 ft run) . One return air to the floor (just needs to be run straight down its already in the right place above a framed interior wall).

No flooring (I'll do that), no ceiling finish.

I was quoted about $16,000 not including lights or a panel upgrade.

Does this seem high or is it just me, especially with no flooring or ceiling?

That's high.

We usually do something like that finished including ceiling and flooring (assuming one room) for 7-8 grand (calculations based on a 12*20 room, including a closet, doors, electrical, drywall, paint, etc). Of course, if you move beyond basics the price goes up, but for most people they can choose a nicely finished room for this price.

If your doing the flooring yourself, you can save about 1200.