Stages of Construction

The construction of a new family home typically involves several stages that ensure a systematic and efficient process. While the specifics may vary depending on various factors, here is a general explanation of the stages involved in constructing a new single-family home:

Pre-construction Phase:

This phase involves the initial planning and preparation work. This includes activities like:

• Site selection.
• Land is surveyed.
• Building is designed.
• Application to the municipality for Development and Building Permit are submitted.
• If an infill site, fencing and signage maybe needed.
• Construction plans finalized.

Site Preparation:

Once the design and plans are in place, the construction site needs to be prepared. This stage involves:

• Leveling the ground and ensuring the site is ready for construction.
• If an infill project, this may require the demolition of an existing building.
• In some situation temporary installation of some utilities may be needed.

Foundation Construction:

The foundation is the base on which the entire home rests. This phase will start with excavation of the site. Then the foundation work may begin which includes:

• If required, pouring of piles.
• Pouring of concrete footing.
• The construction and pouring of concrete walls.

The foundation will then cure and set properly before the process proceeds to the next stage.

Framing and Roofing:

The framing stage involves building the structural framework of the home. It includes erecting the walls, installing the roof trusses or rafters, and constructing the floor systems. This stage creates the basic skeleton of the house, defining its shape, size, and layout.

With the Roof Trusses in place, the completion of the first stage of the roofing maybe completed.

Rough-ins for Plumbing, Electrical, and HVAC:

Once the framing is complete, the rough installation of the plumbing, electrical, and HVAC (heating, ventilation, and air conditioning) systems begins. This stage involves running pipes and wiring through the walls, floors, and ceilings, as per the design plans. It is essential to ensure that the necessary infrastructure is in place before the walls are closed up.

Insulation and Drywall:

Insulation is installed to enhance energy efficiency and provide thermal comfort within the home. It is placed in the walls, attic, and floors. Following insulation, drywall is hung and finished to create the interior walls and ceilings. This stage prepares the home for the next phase, which involves interior finishes.

Interior Finishes:

During this stage, various interior elements are installed to complete the home’s appearance. It includes activities such as installing doors and windows, applying paint or wallpaper, laying flooring materials (such as hardwood, tile, or carpet), installing cabinets, countertops, and fixtures in kitchens and bathrooms.

Finalizing Systems:

Once the interior finishes are complete, the focus shifts back to the plumbing, electrical, and HVAC systems. The necessary fixtures, outlets, switches, and appliances are installed and connected. These systems are thoroughly tested to ensure they are functioning correctly and in compliance with the National Building Code (see inspections).

Exterior Work:

The exterior of the home is addressed in this stage. It involves activities such as landscaping, grading the land, driveways are poured (see special note on Driveways) and walkways, installing exterior siding or cladding, and painting or staining the home’s exterior surfaces. Outdoor features like decks, patios, and fences may also be constructed during this phase.

Final Touches and Clean-up:

The final touches involve adding any remaining elements to complete the home, such as installing light fixtures, mirrors, and hardware. A thorough cleaning of the interior and exterior is conducted to ensure the home is ready for occupancy.

Final Inspections and Certificate of Occupancy:

Before the home can be turned over to the new homeowner any occupancy permit must be issued by the City of Regina or one of the local building authorities if the new home is in a bedroom community in the Greater Regina Area. (see more under Municipal Inspections)

Possession:

This is an exciting an exciting and significant milestone in the building of a new home. The process typically involves a final walkthrough with the new homeowner to ensure that everything is in order. The keys and ownership are now turned over to the new homeowner who can embark on personalizing their space, creating memories and enjoying the comfort and security that comes with owning a newly built home.

Important note: This sequence may be adjusted or modified based on the specific project requirements.

Municipal Inspections

During the construction of a new home the City of Regina conducts 5 inspections to ensure the newly built home meets the standard required in the National Building Code and Plumbing and Electrical code.

The inspections are:

1. Foundation – Rebar, prior to concrete pour
2. Prior to backfill – after subfloor has been installed
   A Real Property Report is submitted after the foundation is completed and prior to framing inspections.
3. Framing – after mechanical and electrical rough-in, prior to the installation of insulation.
4. Insulation – after vapor barrier prior to drywall
5. Final Inspection – once all safety items are in place prior to occupancy.

There are also mechanical and plumbing inspections weaved into this process. They ensure:

• Plumbing – work must be completed and called in by a Journeyperson with a Certificate of Qualification issued pursuant to section 29 of the Apprenticeship and Trade Certification Regulations, or a company that employs one or more certified Journeyperson(s)
• Residential and commercial ventilation
• Water, sanitary sewer and storm sewer pipe installation on private property (not city property)
• Final residential and commercial completion inspections
• Backflow prevention devices identified in the permit application

Once the final inspections have been completed the municipality will issue a Certificate of Occupancy is issued the new home now meets all safety and building code requirements. Now the homeowner may take procession of the home start to move into the new single-family home.

It is important to note that this sequence may be adjusted or modified based on the specific project requirements, local regulations, and the

Driveways

While driveways are indeed an important feature of home, they are an exterior element of a home, rather than a fundamental part of the home’s structure.

Concrete driveways are subject to:

• Climate and weather conditions can have a substantial impact on concrete driveways. Extreme temperatures (-30C and +30C days), numerous freeze thaw cycles, heavy rainfall and exposure to many sunlight days plus other environmental factors can cause concrete to expand, contract and deteriorate.
• Significant variances in weight loads of vehicle usage.
• Variability in conditions like Regina’s unfavorable soil conditions that create significant heaving and shifting. Drainage patterns, nearby vegetation and proximity to other structures.

These factors combine to cause cracks, scaling, discoloration, and/or other damage over time.

While driveways are a very expensive item in the cost of a new home, given the interplay of these factors, it is very difficult to provide a lifecycle for concrete driveways. For these reasons, driveways are not covered by third party new home warranty programs or by the builders inertial warranty programs.

The best you can hope for: Regular maintenance, like sealing, crack repairs and removing debris can decelerate deterioration and increase the lifespan of a driveway.

 Dealing with the mess of Construction in my new neighbourhood

When a new neighbourhood is under construction, concerns by the individual and families who move into the new neighbourhood related to debris, mud tracking on streets and some general untidiness do arise.

We can acknowledge there are many benefits to moving into a newly built home in a newly built neighborhood. Some people may also recognize the positive economic contribution the new neighbourhood makes to the overall economy of Regina. At the same time, until the new neighborhood is completely built out, it is in part a construction zone. While some people will be indifferent to this busy, dusty and messy environment, for others it can be challenging.

As the neighborhood develops, newly built homes are completed and the new homeowners move in. As the next round of new homeowners arrive, their homes will be under construction. With that one can expect to see mounds of dirt, large equipment that will track a level of mud, building materials, and many different contractors in and out working. While this does create challenges, the home building process is relatively short in the life of a neighborhood as other homeowners in your neighborhood are experiencing the same journey as those who first moved into the new neighbourhood.

The Regina & Region Home Builders’ Association does take time throughout the year reach out to the builders and developers engaged in construction in Regina’s newest neighbourhood’s to encouraging the activity to take more care in this area and especially in managing their sub-trades and suppliers.

Past our outreach, if there are bylaw infractions that continue to occur, citizens to have the ability to place their concerns with City of Regina Bylaws. They have the enforcement tools to address some of these concerns.

What citizens need to understand is most of these issues will start to decrease over the next few years as the new neighbourhood start to reach a full build out.