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Email: info@kenorah.com

 

#105 – 23160 96th Avenue

PO BOX 990
Fort Langley, BC V1M 2S3
Canada

 

 

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April 26, 2017  |  by Leslie Teague, Vanessa Palframan

The Kenorah Design Process

As designers at Kenorah, we work closely with our clients to create a finished home that they love. This starts from the very first meeting as we get to know you, and continues throughout the design process and building journey. 

From a designer's perspective, its our job to make the process as easy as possible as we guide clients through the project from beginning to end. There are many decisions to be made, which can feel overwhelming! The good news is: we're here to help, and our goal is to walk with you through the process.

This is how we at Kenorah work together with our clients:

Designer/Client Relationship

Our first goal is to get to know you, and build a relationship of trust. It helps us to know what your needs and goals for your home are. For example, if you have young children, you'll likely have a different vision for your home than empty-nesters; Or if you host dinner parties or family get-togethers regularly, the needs for your kitchen will vary. This information is of assistance  in everything from creating the right floorplan to selecting appropriate appliances and finishes.

Defining Style

Some clients have a very clear vision and know exactly what they want...while others aren't quite sure what their style actually is and have a hard time narrowing down the look and feel they want for their home. We help these clients by learning what they like and don't like to help them choose the right look for their home.

One of the ways we do this is by utilizing Houzz. We ask our clients to create a project album and add photos that they like, along with specific comments about what appeals to them from the image, so we can see what draws their eye. As we go through this process, we can often start to see clear themes emerge. We can then start pulling together the various elements to create the perfect look and feel to their home by utilizing just the right flooring, plumbing & lighting fixtures, paint colors and all the details that go into creating a finished product. We often create two to three different palettes as a starting point, and then tweak and update based on the home owners preferences. 

Our Style

Often with designers you'll see them create their own particular style in the homes they are creating for their clients. Our goal is to help our homeowners create a home that reflects their tastes and suits their lifestyle. We are always happy to provide recommendations and direction, as our experience gives us a good idea of what works together and what doesn't. However, we feel strongly that it's your home, and you need to love it! 

Melding Home Owner Styles

Sometimes two clients living in the same home have very different design aesthetics and don't quite know how to meld their styles together. We help them strike the right balance for the finished product. Sleek and modern with a touch of industrial? No problem! We'll help you find the right mix to make each of the the homeowners happy.

Design Communication

We meet regularly with our clients throughout the process (in the office/design library, in your home and with site visits), as well as use our customized online tools to communicate often sharing photos and updates. This is a collaborative process and we, along with our project managers, work hard to maintain seamless communication and updates.

Design Budget

We also work closely with our clients based on the outlined budget. Whether it's flooring or light fixtures, we will do our best to stay within your budget, or find ways to save costs in one area so there's room to splurge in another. 

 

As designers we're thankful for our fabulous clients we have the privilege to work together with! It's such a joy to see our clients settling in and enjoying their finished renovation project or brand new home. The end result is truly a collaboration of many people on the Kenorah team, together with the homeowners. 

We hope you enjoyed this little peek into the design process at Kenorah!

April 12, 2017  |  by Itel Chung

Building Codes - The Kenorah Process

Thank you to Itel Chung, our in-house Architectural Designer for sharing more about building codes and how Kenorah's many years of experience, industry know-how and knowledgable staff help you avoid unnecessary surprises during your building or renovation project. Our goal is always to provide you with all the necessary information to make the right decisions and to have a project that is as stress-free as possible!

In the building and renovation industry, every project is different. The one constant is that they all follow a set of codes. In BC there are 2 governing Building Codes: the BC Building Code (BCBC) and the Vancouver Building Bylaw (VBBL), which is obviously specific to the city of Vancouver. In fact, Vancouver is the ONLY city in Canada which has its own building code that supercedes the Provincial/National codes. 

At the beginning of a project, the first step we at Kenorah do is analyze any risks or restrictions that may be associated with the job. The initial review requires a thorough bylaw analysis which covers the Municipalities regulations such as the building’s setbacks and height restrictions, the amount of allowable floor space, potential heritage restrictions, easements, etc . Additionally, we visit the site to see in person what the condition of the home is.

Once on site, we do a complete walk through with our trades of every room, crawlspace and even the attic spaces! This lets us identify any potential code issues early on. Some standard things that we look for during these walk-throughs are stair compliance, railings and guardrail height, attic insulation, etc. Most municipalities will enforce a mandatory upgrade if something isn’t to code and is a potential safety hazard. These mandatory upgrades can be quite an expensive surprise if it is not identified early on.

After the site visit, the client is notified of any non-compliant items that would be an issue as well as what it would take to bring it up to code along with estimated costs and time-frames involved to rectify the issue. 

For example: If the stairs of a house being renovated aren’t up to code, and your builder is unaware of this prior to submitting for permit and begins construction, an inspector could come on site and force the stairs to be redone. This is a common oversight, even though most municipalities require the path of egress to be up to code. This unplanned for event could cost the homeowner anywhere from $10,000-30,000. These are not only costly oversights, but it can have a big impact on project timelines as well.

Since the BCBC and VBBL are a moving target with the Building industry getting more and more energy efficient, it is crucial for our team and partners to be up to date on the current standards. Kenorah’s model is to identify any issues as early on as possible. This is one of the most important parts in our process and sets the groundwork for a successful project.

With Kenorah's Integrated Design/Build process, we explore existing conditions, research building codes, and bring our trades in to provide valuable insight so that when construction begins, we are able to offer our industry leading 100% Fixed Price and Schedule Commitment. 

Learn more about the Design + Build process at Kenorah: Kenorah Process

Categories: The Kenorah Process
March 27, 2017  |  by Vandenberg's Landscape Design

Guest Post - Landscaping to Create Curb Appeal!

A big thank you to our friends at Vandenberg's Landscape Design for being our Guest Contributors to our blog this month! They are a full service landscape company who do everything from design, irrigation, turf, maintenance and more! At Kenorah we partner with them for many of our projects.

Gardening for Curb Appeal

How the front of the house shows from the street helps to create that initial wow factor, becoming a first impression for anyone coming to visit. Also, if you're planning on selling your home, it can have a big impact for your potential buyers. Use foundation gardens to anchor the house to the property and give it the feeling that it was designed with the surrounding nature in mind and not just placed on a lot.

Below are a few tips to create that effect, and keep your home looking great year round!

Soften the edges of your home

Whenever possible, try not to end the gardens at the corners of the house; This can further accentuate the borders of your home and define those edges. Instead, wrap the gardens around and passed the corners of the house to draw less attention to them and frame a view to the entryway. Don’t forget to plant with winter in mind! Keep at least 30% of those front gardens as strategic evergreen planting so the house is still accessorized during the colder months. This photo is an excellent example of how these gardens should soften those edges, and highlight the house rather than overpower it.

Create a simple garden

Not everyone has the time or interest to maintain an extravagant show garden. Without the proper care, a garden comprised of a wide variety of plantings can look busy and overgrown. Try to use repetition in plantings and create a unifying theme in your landscape. Six to seven varieties of plant in a front yard (not including your feature trees) are enough to build a beautiful low maintenance garden. Take each variety and place in large groupings. As the plants naturalize and grow together, it will create masses of colour flowing through the garden instead of single sporadic plants. When placed strategically, the dominant and repetitive colours in the garden can help draw your eye to specific features in the landscape.

The vibrant yellow Rudbeckia in this photo is offset on either side of the stream, and assists in leading your eye either up to the stone bridge, or down to the zen garden pond.

Be sure to check out Vandenberg's Landscaping's website and follow them on Facebook to see more of their work. Thank you to Matt and Trent for sharing some of your knowledge. Keep your eyes peeled for more blog posts from them in the future!

Categories: landscaping
March 23, 2017  |  by Jake Kostelyk

The Renovate vs. Rebuild Dilemma

We've seen the dilemma over and over. A family with a home that they want to completely "Gut and Renovate" or fully "Demolish and Rebuild", and unsure of which path is best for them. 

Their home is either too old, too small, too outdated, poorly designed or perhaps it's even starting to literally fall apart. 

When should a home be torn down to build a new one, and when is a renovation the best option?

Existing Condition of Current Home

First of all, we always ask the question "Do you like the general layout and character of the home? Do you like the overall architectural style? What, in the existing home, do you wish to retain, and why? 

>If the existing home is a basement entry home, and you need a bungalow, a renovation won't solve this. If your old home is 4500 square feet, horribly out of date and in need of a complete renovation, but what you really want is a compact 2000 square foot home, it may be best to consider tearing down and building new. 

If you like the general layout and architectural style, a renovation is often the cost effective solution. Retaining even the foundation and existing framing will save money, allowing you to to invest in quality mechanical systems and beautiful finishes throughout. 

Although your current house may not work well for your lifestyle with it's current layout, a full renovation can allow for walls to be opened up, layouts to change and the space to be complete re-imagined. By combining a more effiecient and open layout with, perhaps, an addition for more space, we can usually create a space that suits the needs of the family at a lower cost than if the house was torn down. 

If you like the overall architecture and space, consider renovating. 

Restrictions and Regulations

Some municipalities have strict regulations regarding the placement and size that a new home would be subject to. In many of these cases, if an old home is torn down, a new one would need to be smaller to coply with "Floor Space Ratio" regulations. Additionally, in many cities, old homes are subject to "Heritage"  or "Character" status, which require a great deal of red tape to demolish, assuming the municipality allows it at all.

Municipalities have a significant influence over what new home would be allowed, and at times, municipal regulations will determine whether a reno or new build is more viable. 

Cost Analysis

In most cases, renovating will be cheaper than building new. A new home automatically triggers all new municipal connections, significantly increased permit fees, HPO (warranty) enrollment fees, all before construction even starts. 

Once construction starts, a new home will be subject to all of the most recent (and stringent) building codes. Although these building codes are developed with the intent to ensure homes are well built, they are very costly. From engineering and ventilation to energy efficiency and insulation, the new home must be fully compliant, which comes at a steep cost.

If you want a new home, be prepared to pay more. While a renovation has the benefit of many "grandfathered" regulations, a new home will require the investment of building to the most recent building codes.

Conclusion

When deliberating whether to fully renovate your home, or build new, there are so many aspects to consider. Our recommendation is to investigate the viability of renovating as your first priority. Many homes can be renovated more significantly than homeowners think, and these renovations are usually less expensive than a new home. If the home does not possess the character, size or is fundamentally unable to be renovated to what you want, then a new home is the natural choice.

At Kenorah, we offer fully integrated Design/Build services for both renovations and custom homes so that we can provide unbiased guidance and explore both options with our clients. If you are struggling to determine the best path forward for your family, we'd love to help by providing whatever guidance we can. 

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