Category subtotal$2,676,962
→
All-in (incl. 15% cont., 10% fee, 5% GST)$3,555,675
Preliminary Construction Budget

Swiss Confederation — Detailed budget

1079 Groveland Road, West Vancouver, BC
Owner  Swiss Confederation / FOBL  ·  Quantity surveyor  Brott Development Group Inc  ·  Date  Wednesday, July 1, 2026
Currency  All costs in Canadian dollars (CAD)
Every line item from the detailed construction budget, reproduced in full. Figures are hard costs unless the all-in totals are noted.
$2,676,962
Category subtotal (hard costs)
$401,544
Contingency (15%)
$307,851
Contractor fee (10%)
$169,318
GST (5%)
$3,555,675
Grand total (all-in)
5,778
Total square footage
$586
Cost / sf before taxes
$3,386,357
Subtotal (before GST)
Areas · Basement (excl. crawl space) 1,465 sf · Main 2,711 sf · Upper 1,602 sf. Cost per square foot excludes landscaping. Values shown are baseline-budget hard costs; “Not included” and “Included above” carry the consultant’s original wording.
01 General Requirements02 Site Work03 Concrete04 Framing05 Thermal Moisture Protection06 Doors & Windows07 Exterior Finishes08 Interior Finishes09 Mechanical10 Electrical11 Equipment
01General Requirements$508,587
Professional fees
1.001
Legal fees
Not included
1.002
Structural engineering house
Not included
1.003
Surveying
Not included
1.004
Architect fees
Not included
1.005
Interior design
Not included
1.006
Landscape architect - Slope (Embankment): Carry out a specialized landscape architectural review of risks
Not included
1.007
Building envelope engineer
Not included
1.008
Geotechnical engineer
Not included
1.009
Arborist
Not included
1.010
Performance engineer
Not included
1.011
Mechanical engineer
Not included
1.012
Storm management plan
Not included
1.013
Traffic management plan
Not included
1.014
Other consultant fees
Not included
Permit costs
1.015
Building, sprinkler, electrical, plumbing
Not included
1.016
City / utility service connection fees
Not included
Insurance
1.017
Coarse of construction insurance
$23,760
Based on historical costs as a percentage of hard construction costs. To be further validated
Temporary services
1.018
Temporary hoarding for final inspection
Not included
1.019
BC Hydro - temporary pole connection fees
Not included
1.020
Electricity costs
Client
1.021
Field office
$7,500
Assumes 14 month rental
1.022
Sanitary facilities
$1,455
Assumes 14 month rental
1.023
Temporary fencing
$1,533
Assumes 150 LF. 15 month rental. To be further validated
Miscellaneous
1.024
Miscellaneous construction supplies
$32,646
Based on historical $/sf averages
1.025
Delivery, couriers & shipping
$11,426
Based on historical $/sf averages
1.026
Cleaning - final
$8,263
Based on historical $/sf averages
1.027
Rentals
$14,805
Based on historical $/sf averages
1.028
Window cleaning
$3,313
Based on historical $/sf averages
1.029
Garbage removal
$16,724
Based on historical $/sf averages
1.030
Security monitoring
Not included
Management & labour fees
1.031
Site supervision / project management
$168,000
1 person, full time for 14 months
1.032
Miscellaneous carpentry requirements
$100,730
1 person full time for 10 months
1.033
Miscellaneous site labourer
$118,433
1 person full time for 14 months
02Site Work$502,712
Tree protection
Materials
2.001
Structure
$693
Assumes 100 LF. Arborist report required to confirm scope and pricing
2.002
Snow fence
$264
2.003
Labour
$1,800
Allows for 3 people, 1 day. Arborist report required to confirm scope and pricing
Demolition
2.004
Hazardous materials report
$2,500
Cash allowance
2.005
Hazardous materials removal
$20,000
Cash allowance. Hazmat report required to confirm scope and pricing
2.006
Hazmat clearance of asbestos-affected ductwork
Included above
2.007
Green waste / tree removal
$7,500
Cash allowance
2.008
Site excavation
Not included
Trenching labour for services
2.009
Water
Not included
2.010
Sanitary / sewer
Not included
2.011
Trenching for gas
Not included
2.012
Trenching for electrical
Not included
2.013
Trenching for refrigerant lines for heat pumps
Not included
Services & drainage
2.014
Underground utility rough-in
Not included
Cash allowance
Storm system
2.015
House
Not included
2.016
Retaining walls
Not included
2.017
Trench / slot drains
Not included
2.018
Storm water pumping system / sump pump
$7,500
Cash allowance. To be confirmed
Foundation & retaining wall damp proofing
2.019
60mil - Water proofing
Not included
2.020
Dimple board - delta MS
Not included
Landscaping
2.021
Remove & dispose of existing hardscaping
$34,370
$10/sf allowance. To be further validated
Hardscaping
Concrete - pour in place
Steps
East elevation entrance to driveway
2.022
Materials
$1,450
2.023
Labour
$6,000
Laundry to suspended terrasse
2.024
Materials
$900
2.025
Labour
$6,000
Raised terrasse to suspended terrasse
2.026
Materials
$381
2.027
Labour
$6,209
Cliff terrasse to suspended terrasse
2.028
Materials
$541
2.029
Labour
$6,297
Cliff terrasse to raised terrasse
2.030
Materials
$3,871
2.031
Labour
$14,123
2.032
Pumping
$1,800
Assumes 1 pour
2.033
Placing
$3,500
Assumes 1 pour
Ramp
Raised terrace to cliff terrace
2.034
Materials
$1,218
2.035
Labour
$6,000
Raised Terrace to east side of house
2.036
Materials
$1,412
2.037
Labour
$6,000
2.038
Pumping
$1,800
Assumes 1 pour
2.039
Placing
$3,500
Assumes 1 pour
Landing
Entry to laundry
2.040
Materials
$218
2.041
Labour
$218
Main Entry
2.042
Materials
$968
2.043
Labour
$968
2.044
Pumping
$1,800
2.045
Placing
$3,504
Slab on grade
4" concrete slab on grade
2.046
Grade prep
$10,311
2.047
Materials & labour
$36,719
2.048
Pumping
$1,800
Assumes 1 pour
2.049
Placing
$3,500
Assumes 1 pour
2.050
Reveals between slabs
Not included
2.051
Reveals where treads interface with risers
Not included
Retaining walls
2.052
New retaining wall separating terraces
Change the existing layout of the south terrace and rebuild the deteriorated retaining walls of the Reception Terrace and the Family Terrace
Footings
2.053
Materials
$5,740
2.054
Labour
$4,100
2.055
Pumping
$1,800
Assumes 1 pour
2.056
Placing
$3,500
Assumes 1 pour
Foundation
2.057
Materials
$4,920
2.058
Labour
$7,380
2.059
Pumping
$1,800
Assumes 1 pour
2.060
Placing
$3,500
Assumes 1 pour
2.061
Sand blasting
Not included
2.062
Scribing to boulders
Not included
2.063
Coring for lights
Not included
2.064
Pool coping
Not included
2.065
Pool - Refurbish the swimming pool edges (coping)
Not included
Pavers
2.066
2' x 3' x 3/4" porcelain - artisan tile on pedestal
South Terrace - Change the deteriorated and slippery finishes of the Reception Terrace, the Family Terrace, and the Pool Terrace.
Suspended terrace / Raised terrasse / Cliff Terrasse / Ramp to front entry
2.067
Materials
Not included
2.068
Labour
Not included
2.069
2' x 3' x 3/4" porcelain - artisan tile thinset on steps
South Terrace - Change the deteriorated and slippery finishes of the Reception Terrace, the Family Terrace, and the Pool Terrace.
Steps
2.070
Materials
Not included
2.071
Labour
Not included
2.072
Driveway
Not included
Masonry / stone - landscape walls + caps
2.073
Entrance gate - Refurbish the brick finishes of the pillar
Cash allowance. To be further validated
2.074
Materials
Not included
2.075
Labour
Not included
2.076
Structural angle iron - supply & install
Not included
2.077
City Sidewalk
Not included
Sleeving for electrical & irrigation under slabs / pavers
2.078
Materials
$2,000
Cash allowance
2.079
Labour
$3,000
Allows for 2 people, 5 days. Further detail required for validation
Fencing
2.080
Chain link
Not included
Powder coated aluminum picket
2.081
New metal fence at front PL
Not included
Wood
2.082
New wood fence - 6' tall around perimeter of property
$86,625
Based on historical $/lf. To be confirmed
2.083
New wood fence - 6' tall around pool
$36,900
Based on historical $/lf. To be confirmed
2.084
Footing
Included above
Gates
2.085
Wood or powder coated aluminum picket
Fence and Boundary Enclosure: Create a new door opening in the existing exterior cladding wall of the Reception Terrace.
2.086
Pedestrian gate x 1 location
$5,000
Cash allowance. Further detail required for pricing
Footing
2.087
Material
$535
2.088
Labour
$1,235
Vehicle gate
2.089
Metal gates x 2 - total of 12 lf
$30,000
Cash allowance. Further detail required for pricing
2.090
Gate operator x 2 swing gate
$10,000
Cash allowance. Further detail required for pricing
2.091
Form and place concrete boxes for motor
$1,800
2.092
Form and place concrete plinth for control boxes
$1,200
2.093
Column & column footing
Assumes using existing
2.094
Electrical conduit per gate
$5,000
Cash allowance. Further detail required for pricing
2.095
Carpentry assistance - site prep & drainage for equipment
$3,000
2.096
Guard rails
Not included
Custom metal
2.097
Misc hidden steel fabrication throughout landscape
Not included
2.098
Pathway edging - 1/4" hot rolled steel
Not included
Handrails - 1/2" x 2" powder coated
2.099
Driveway to front entry
$1,050
2.100
Laundry to suspended terrasse
$1,400
2.101
Suspended terrasse to cliff terrace
$2,100
2.102
Ramp from raised terrasse to front entry on east elevation
$6,300
2.103
Ramp from raised terrasse to cliff terrasse
$7,000
2.104
Raised terrace to cliff terrasse x 1 location
$2,100
2.105
Trellis
Not included
2.106
Mailbox
Not included
2.107
House numbers - standard
Not included
2.108
Guard rails
Not included
Softscaping
Supply & Install
2.109
Irrigation
Not included
Trees
2.110
South Terrace: Plant 4 trees on the Family Terrace.
$10,000
Cash allowance of $1,500/tree supplied, $1,000/tree installed. 10'-12' Maple - $500 - 10'-12' Magnolia - $2,000
2.111
Driveway - Plant trees along the west retaining wall of the entry alley
Not included
Cash allowance of $1,500/tree supplied, $1,000/tree installed. 10'-12' Maple - $500 - 10'-12' Magnolia - $2,000
2.112
Planting
$12
2.113
Dirt / soil
$7
2.114
Lawn
Not included
2.115
Turf
Not included
2.116
Decorative gravel / rocks
Not included
2.117
Steel planters
Not included
Scaffolding
2.118
Delivery / setup / rental / modify / disassemble / pickup
$48,073
Based on historical $/sf
2.119
Temporary Roof
Not included
2.120
Engineering
Included above
03Concrete$0
Footings
3.001
House
Not included
3.002
Carport
Not included
Foundation
3.003
House
Not included
3.004
Carport
Not included
Interior concrete slabs
3.005
House
Not included
3.006
Basement
Not included
3.007
Concrete topping on wood floor assemblies
Not included
3.008
Concrete forming - steps, stairs, custom misc.
Not included
3.009
Relief saw cuts
Not included
3.010
Polish / seal floors
Not included
3.011
Two coated - salt and pepper polished concrete flooring
Not included
3.012
Floor protection
Not included
Specialties
3.013
Coring
Not included
3.014
Sealing
Not included
3.015
Sand blasting
Not included
3.016
Parging
Not included
3.017
Cold joint treatment
Not included
04Framing$280,256
Wood framing
4.001
Framing materials
$80,447
Based on historical $/sf average
4.002
House deconstruction & debris removal
$55,359
Based on historical $/sf average
Basement
4.003
Remove & dispose of all existing windows & exterior doors
Included above
4.004
Remove & dispose of interior finishes around each opening 2' back
Included above
4.005
Remove & dispose of exterior finishes around each opening 2' back
Included above
Main floor
General
4.006
Remove & dispose of all existing windows & exterior doors
Included above
4.007
Remove & dispose of interior finishes around each opening 2' back
Included above
4.008
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.009
Remove & dispose of all existing drywall on exterior walls
Included above
Bathroom
4.010
Remove & dispose of all existing windows & exterior doors
Included above
4.011
Remove & dispose of interior finishes around each opening 2' back
Included above
4.012
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.013
Remove & dispose of all existing drywall on exterior walls
Included above
4.014
Remove & dispose of all finishes, ventilation, electrical, and plumbing
Included above
Powder room
4.015
Remove & dispose of all existing windows & exterior doors
Included above
4.016
Remove & dispose of interior finishes around each opening 2' back
Included above
4.017
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.018
Remove & dispose of all existing drywall on exterior walls
Included above
4.019
Remove & dispose of all finishes, ventilation, electrical, and plumbing
Included above
Kitchen
4.020
Remove & dispose of all existing windows & exterior doors
Included above
4.021
Remove & dispose of interior finishes around each opening 2' back
Included above
4.022
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.023
Remove & dispose of all existing drywall on exterior walls
Included above
4.024
Remove & dispose of all finishes, ventilation, electrical, and plumbing
Included above
Stairs
4.025
Remove & dispose of all existing windows & exterior doors
Included above
4.026
Remove & dispose of interior finishes around each opening 2' back
Included above
4.027
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.028
Remove & dispose of all existing drywall on exterior walls
Included above
Laundry
4.029
Remove & dispose of all existing windows & exterior doors
Included above
4.030
Remove & dispose of interior finishes around each opening 2' back
Included above
4.031
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.032
Remove & dispose of all existing drywall on exterior walls
Included above
4.033
Remove & dispose of all finishes, ventilation, electrical, and plumbing
Not included
Dining room
4.034
Remove & dispose of all existing windows & exterior doors
Included above
4.035
Remove & dispose of interior finishes around each opening 2' back
Included above
4.036
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.037
Remove & dispose of all existing drywall on exterior walls
Included above
4.038
Remove & dispose of existing finishes to accommodate new ramp
Included above
Bedroom
4.039
Remove & dispose of all existing windows & exterior doors
Included above
4.040
Remove & dispose of interior finishes around each opening 2' back
Included above
4.041
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.042
Remove & dispose of all existing drywall on exterior walls
Included above
Family room
4.043
Remove & dispose of all existing windows & exterior doors
Included above
4.044
Remove & dispose of interior finishes around each opening 2' back
Included above
4.045
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.046
Remove & dispose of all existing drywall on exterior walls
Included above
Living room
4.047
Remove & dispose of all existing windows & exterior doors
Included above
4.048
Remove & dispose of interior finishes around each opening 2' back
Included above
4.049
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.050
Remove & dispose of all existing drywall on exterior walls
Included above
Entry
4.051
Remove & dispose of all existing windows & exterior doors
Included above
4.052
Remove & dispose of interior finishes around each opening 2' back
Included above
4.053
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.054
Remove & dispose of all existing drywall on exterior walls
Included above
4.055
Remove & dispose of existing finishes to accommodate new ramp
Included above
Second floor
Master bedroom 3
4.056
Remove & dispose of all existing windows & exterior doors
Included above
4.057
Remove & dispose of interior finishes around each opening 2' back
Included above
4.058
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.059
Remove & dispose of all existing drywall on exterior walls
Included above
Master bedroom 2
4.060
Remove & dispose of all existing windows & exterior doors
Included above
4.061
Remove & dispose of interior finishes around each opening 2' back
Included above
4.062
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.063
Remove & dispose of all existing drywall on exterior walls
Included above
Master bedroom 1
4.064
Remove & dispose of all existing windows & exterior doors
Included above
4.065
Remove & dispose of interior finishes around each opening 2' back
Included above
4.066
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.067
Remove & dispose of all existing drywall on exterior walls
Included above
Hall
4.068
Remove & dispose of all existing windows & exterior doors
Included above
4.069
Remove & dispose of interior finishes around each opening 2' back
Included above
4.070
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.071
Remove & dispose of all existing drywall on exterior walls
Included above
Master bedroom
4.072
Remove & dispose of all existing windows & exterior doors
Included above
4.073
Remove & dispose of interior finishes around each opening 2' back
Included above
4.074
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.075
Remove & dispose of all existing drywall on exterior walls
Included above
Master bathroom
4.076
Remove & dispose of all existing windows & exterior doors
Included above
4.077
Remove & dispose of interior finishes around each opening 2' back
Included above
4.078
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.079
Remove & dispose of all existing drywall on exterior walls
Included above
4.080
Remove & dispose of all finishes, ventilation, electrical, and plumbing
Included above
Master dressing
4.081
Remove & dispose of all existing windows & exterior doors
Included above
4.082
Remove & dispose of interior finishes around each opening 2' back
Included above
4.083
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.084
Remove & dispose of all existing drywall on exterior walls
Included above
Bathroom 1
4.085
Remove & dispose of all existing windows & exterior doors
Included above
4.086
Remove & dispose of interior finishes around each opening 2' back
Included above
4.087
Remove & dispose of exterior finishes around each opening 2' back
Included above
4.088
Remove & dispose of all existing drywall on exterior walls
Included above
4.089
Remove & dispose of all finishes, ventilation, electrical, and plumbing
Included above
Roof
Throughout
4.090
Remove & dispose of all existing skylights x 3 locations
Included above
4.091
Remove & dispose of all existing stucco & wood siding to accommodate new membrane
Not included
4.092
Remove & dispose of existing deck membrane off second floor master dressing room
Not included
4.093
Framing & backframing labour
$144,450
Based on historical $/sf average. Roughly 4 people, 12 weeks
Basement
4.094
Upgrade the basement central east-west wall with plywood sheeting and holdown anchors and upgrade floor diaphragm
Included above
4.095
Remove existing stair & guard rail to be revised to accommodate non-structural topping
Included above
4.096
Provide sheathing to wall. Provide holdowns to foundations
Included above
4.097
Reframe ceiling assembly to accommodate new ramp
Not included
Main floor
4.098
Exterior shear walls : Replace existing shiplap sheeting with new plywood sheeting, provide coil straps and holdown anchors
Included above
4.099
Exterior shear walls : Replace existing shiplap sheeting with new plywood sheeting, provide coil straps and holdown anchors
Included above
4.100
Upgrade north wall of central stair with plywood sheeting
Included above
4.101
Upgrade wall segment in northeast corner of living room with new plywood sheeting, holdown anchors coil strap.
Included above
4.102
Option 1. Change south elevation timber frame with steel frame and wood/steel brace members in upper windows.
Included above
4.103
Option 2 : Provide new braced frame or concrete wall in the alcove of the family and connect to the living room roof diaphragm
Included above
4.104
Private area Bathrooms - Change the current layout and finishes of the toilet on the ground floor
Included above
4.105
Secure the chimney to the floor and roof diaphragms with python fasteners and reinforce rooftop protrusion.
Included above
4.106
Interior ramp: Removal of a portion of the existing high-level joists of the main floor and provide a new 2x8 framing and overbuilt framing.
Included above
4.107
Reception area - Create a new interior ramp to gain access between the Entry Floor and the Dining Floor
Included above
4.108
Reception area - Add a library wall next to the new interior ramp
Included above
4.109
Reception Bathrooms - Change the current layout and finishes of the Reception Area toilet and adapt it for disabled people
Included above
Second floor
4.110
Private Bathrooms - Transform the current Parents Bathroom layout (2nd floor) into a new bathroom and a new dressing room (layout + finishes)
Included above
4.111
Private area Bathrooms - Change the current layout and finishes of the toilet on the second floor
Included above
Carport
4.112
Provide infill shear walls or diagonal braces between existing posts
Included above
4.113
Upgrade existing post-to-beam connections of carport with timber of metal knee-braces and upgrade base connections
Included above
Structural steel
House
4.114
Materials, labour & site welding
Not included
Structural drawings required for pricing
05Thermal Moisture Protection$94,316
Insulation
House
Spray foam - 2lb closed cell - R6 / inch
5.001
Wall assemblies - R28
Not included
5.002
Joist ends - R28
$5,822
5.003
Floor assemblies - R28
Not included
5.004
Roof assemblies - R40
Not included
5.005
Roof assemblies - R50
Not included
5.006
Underslab - R12
Not included
5.007
Underslab - R24
Not included
5.008
Spray foam - 1/2 lb open cell - R3.8/inch
Not included
Standard batt
Fiber glass - R4.4 / inch
5.009
Wall assemblies - 2"x6" - R24
Not included
5.010
Wall assemblies - 2"x7.25" - R28 - hi-density
Not included
5.011
Floor assemblies - 2"x8" - R28
Not included
5.012
Roof assemblies - 2"x11.25" - R40 - Replace the current roof insulation in the attic by a proper insulation
$4,607
5.013
Roof assemblies - 2"x11.25" - R40 - Replace the ceiling and the insulation in all room of the second floor by a ceiling following the roof slop
Not included
5.014
Roof assemblies - 2"x15" - R56
Not included
Mineral wool - R4 / inch
Wall assemblies - 2"x6" - R22
5.015
Supply and install insulation in all exterior walls
$9,012
5.016
Floor assemblies - 2"x7.25" - R28
Not included
Rigid
XPS - R5 / inch
5.017
Under slab on grade
Not included
5.018
Foundation walls - interior side - 2" - R10
Not included
Outsulation
Mineral wool - R4 / inch
Framed wall assemblies
5.019
Comfort board 110 - 2" - R8
Not included
Based on historical $/sf. To be further validated
5.020
Floor assemblies
Not included
Acoustic
Mineral wool
Walls - 2"x3.5"
Basement
Main floor
5.021
Powder room
Not included
Based on historical $/sf. To be further validated
5.022
Bathroom
Not included
Based on historical $/sf. To be further validated
Upper floor
5.023
Master bathroom
Not included
Based on historical $/sf. To be further validated
5.024
Bathroom
Not included
Based on historical $/sf. To be further validated
5.025
Floor / ceiling assemblies - 8" - R22
Not included
5.026
Rod & caulking around windows & doors - interior
$3,091
5.027
Rod & caulking around windows & doors - exterior
$3,091
Building wrap & rain screen
5.028
Repairs around all window & door openings
$14,670
House
Building wrap - Siga Magavest
5.029
Materials
Not included
5.030
Labour
Not included
Rain screen - 3/4" x 3.5" pressure treated strapping on vertical 16" OC
5.031
Materials
Not included
5.032
Labour
Not included
5.033
Rain screen - 3/4" x 3.5" pressure treated strapping on horizontal 8" OC
Not included
Roofing
House
Torch on
Decks / terraces / roofing - torch on over interior spaces
5.034
6'' R30 Poly iso with glued
Not included
5.035
8'' R30 Poly iso with glued
Not included
5.036
Slope package
Not included
2 layers SBS - replace the second floor terrace waterproofing
5.037
Main floor
Not included
Second floor
5.038
Deck off dressing room
Not included
Metal standing seam - no insulation
5.039
24 gauge painted metal standing seam - remove existing and replace with new
Not included
Flashings
House
5.040
Materials & labour
$46,701
Based on historical $/sf average
5.041
Full inspection of the terrace flashing by a qualified roofing contractor
Included above
5.042
Cap flashing
Included above
5.043
Drip flashings
Included above
5.044
Miscellaneous
Included above
5.045
Window & door head, sill, jamb
Included above
5.046
Complete roof & flashing inspection
Included above
5.047
Repairs at chimney
Included above
Gutters
House
Supply & install
5.048
Membrane seams are debonding and should be re-sealed.
$7,324
06Doors & Windows$462,119
Aluminum framed windows & doors
6.001
Supply and install
$439,125
Based on historical $/sf pricing
6.002
Windows
Included above
6.003
Vents
Included above
6.004
Doors
Included above
6.005
Sliding / bi-fold doors
Included above
6.006
Skylights
Included above
6.007
Engineering & shop drawings
Included above
6.008
Custom frames for flush finishing to interior finishes
Not included
6.009
Custom thresholds
Not included
6.010
Window protection
$7,319
6.011
Crane
$2,500
Cash allowance
Exterior / entry door
6.012
Frame
Included above
6.013
Door slab
Included above
6.014
Hardware
Included above
6.015
Install
Included above
6.016
Interior pivot doors
Not included
Interior swing doors
6.017
Paint grade - 1.75" solid core, 6" jamb depth
Assumes using existing unless noted otherwise
Supply door
6.018
Basement
Not included
Main floor
6.019
Kitchen
Assumes using existing
6.020
Family room - entry (double doors)
Assumes using existing
6.021
Bedroom
Assumes using existing
6.022
Bathroom
Assumes using existing
6.023
Powder room
$1,000
Second floor
6.024
Master bathroom - dressing room door
$1,000
6.025
Master bathroom - water closet
$1,000
6.026
Master bedroom - closet doors x 4
Assumes using existing
6.027
Master bedroom - entry doors x 2
Assumes using existing
6.028
Master bedroom - suite entry door
Assumes using existing
6.029
Master bedroom 3
Assumes using existing
6.030
Master bedroom 2
Assumes using existing
6.031
Master bedroom 1
Assumes using existing
6.032
Bathroom
Assumes using existing
6.033
Hall
Assumes using existing
6.034
Supply jamb
Included above
Assumes using existing unless noted otherwise
Hardware
Hinges
6.035
Ball bearing
Included above
Assumes using existing unless noted otherwise
6.036
Concealed - sugatsune
Not included
Lever & latches
6.037
Cylinder
Included above
Assumes using existing unless noted otherwise
6.038
European mortise
Not included
6.039
Removal & reinstall existing doors & hardware
$6,240
6.040
Install new doors & hardware
$2,700
6.041
Stain grade - 1.75" solid core, 6" jamb depth
Not included
6.042
Interior sliding / pocket doors
Not included
Door stops - interior & exterior
6.043
Supply
Assumes using existing
6.044
Removal & reinstall after paint
$1,235
07Exterior Finishes$86,386
Siding
House - Replace all the exterior cladding of the house
7.001
Materials
Not included
7.002
Labour
Not included
7.003
Stain / paint
Not included
7.004
House - Repairs / carry out maintenance of the cladding
Cash allowance. To be further validated
7.005
Materials
$3,036
7.006
Labour
$7,590
7.007
Stain / paint
$911
Exterior finish carpentry
7.008
Guard rails
Not included
Window trim
7.009
Materials
$4,062
7.010
Labour
$16,246
Fascia
7.011
Materials
Not included
7.012
Labour
Not included
Fascia trim - 2
7.013
Materials
Not included
7.014
Labour
Not included
7.015
Paint
Not included
Masonry repairs
Chimney
7.016
Materials & labour
$15,000
Cash allowance. Further review required
7.017
Masonry - brick veneer
Not included
7.018
Masonry - brick - full depth
Not included
Stucco
Repairs
7.019
Material & labour
$8,260
Cash allowance. Further review required
Supply and install new stucco
7.020
Material & labour
Not included
Cash allowance. Further review required
Soffit
7.021
Stucco
Not included
7.022
Wood
Not included
Painting
House
7.023
Exterior cladding
$19,229
7.024
Soffit
$12,053
7.025
Decking - 2nd floor
Not included
Deck / terrace
7.026
Decking - 2nd floor of master dressing room
Not included
2' x 3' x 3/4" porcelain - artisan tile on pedestal
7.027
Materials
Not included
$10/sf allowance. Further detail required for pricing
7.028
Labour
Not included
Exterior kitchen
7.029
BBQ
Not included
Cash allowance
7.030
Fridge
Not included
Cash allowance
7.031
Sink & Faucet
Not included
Cash allowance
7.032
Stainless steel cabinets
Not included
7.033
Stainless steel countertops
Not included
Custom Metal Work
7.034
Vent shrouds
Not included
7.035
Chimney
Not included
Assumes included in flashing scope
Equipment screen / shrouds
7.036
Generator
Not included
7.037
Heat pump
Not included
08Interior Finishes$363,897
Interior walls – drywall
House
8.001
Materials & Labour
$101,779
Based on historical $/sf average. To be further validated
8.002
Fry reglet
Not included
8.003
Resilient channel for sound
Not included
8.004
Level 5 finish
Not included
Based on historical $/sf average. To be further validated
8.005
T-bar ceiling repairs
$1,500
Cash allowance
Tile / stone
House
8.006
Basement
Not included
Main floor
Powder room
Floors
8.007
Materials
$452
$10/sf allowance
8.008
Labour
$1,016
Based on historical $/sf average. To be further validated
8.009
Anti-fracture membrane
Included above
8.010
Walls
Not included
Bathroom
Floors
8.011
Materials
$437
$10/sf allowance
8.012
Labour
$983
Based on historical $/sf average. To be further validated
Walls - 9' tall
8.013
Materials
$1,966
$10/sf allowance
8.014
Labour
$4,423
Based on historical $/sf average. To be further validated
8.015
Shower basin & membrane
Not included
8.016
Anti-fracture membrane
Included above
8.017
Linear / slot drain
Not included
8.018
Niche
$650
8.019
Ledge
Not included
8.020
Curbless
$2,500
Laundry
Floors
8.021
Materials
Not included
$10/sf allowance
8.022
Labour
Not included
Based on historical $/sf average. To be further validated
Second floor
Master bathroom
Floors
8.023
Materials
$887
$10/sf allowance
8.024
Labour
$1,995
Based on historical $/sf average. To be further validated
Walls - 8' tall
8.025
Materials
$3,629
$10/sf allowance
8.026
Labour
$8,165
Based on historical $/sf average. To be further validated
8.027
Shower basin & membrane
Not included
8.028
Anti-fracture membrane
Included above
8.029
Linear / slot drain
Not included
8.030
Niche
$650
8.031
Ledge
Not included
8.032
Curbless
Not included
8.033
Bathtub apron
$480
Bathroom
Floors
8.034
Materials
$492
$10/sf allowance
8.035
Labour
$1,107
Based on historical $/sf average. To be further validated
Walls - 8' tall
8.036
Materials
$2,380
$10/sf allowance
8.037
Labour
$5,355
Based on historical $/sf average. To be further validated
8.038
Shower basin & membrane
$1,500
8.039
Anti-fracture membrane
Included above
8.040
Linear / slot drain
Not included
8.041
Niche
$650
8.042
Ledge
Not included
8.043
Curbless
Not included
8.044
Bathtub apron
Not included
Floor protection
8.045
Materials
$1,134
8.046
Labour
$1,134
Interior glass
House
8.047
Mirrors - supply and install
Assumes standard polished edge. Square / rectangular shape. No metal edging/frame
8.048
Basement
Not included
Main floor
Powder room
8.049
5 mm - 3/16" clear mirror with polished edges
$150
Bathroom
8.050
5 mm - 3/16" clear mirror with polished edges
$150
Second floor
Master bathroom
8.051
5 mm - 3/16" clear mirror with polished edges
$450
Bathroom
8.052
5 mm - 3/16" clear mirror with polished edges
$150
8.053
5 mm - 3/16" clear mirror with polished edges with cut outs
Not included
8.054
5 mm - 3/16" clear mirror with black metal frames
Not included
8.055
5 mm - 3/16" clear mirror with black metal frames with radiused corners
Not included
Frameless shower
8.056
Basement
Not included
Main floor
8.057
Powder room
Not included
Bathroom
8.058
12mm - 1/2'' starphire glass
$1,733
Second floor
Master bathroom
8.059
12mm - 1/2'' starphire glass
$2,640
Bathroom
8.060
12mm - 1/2'' starphire glass
$1,848
8.061
Back painted glass
Not included
8.062
Glass railings
Not included
8.063
Glass doors
Not included
8.064
Specialty glass
Not included
Medicine cabinets
8.065
Supply
Not included
8.066
Install
Not included
8.067
Carpet
Not included
Hardwood Floors
House
8.068
Basement
Not included
Main floor
8.069
Supply & install repairs at new ramp
$5,000
Cash alllowance. Further detail required for trade pricing
Second floor
8.070
Supply & install - master dressing room only
$2,000
Cash allowance. $20/sf allowance for straight lay, 5" wide engineered oak t&g. Further detail required for trade pricing
8.071
Floor leveling
$500
Cash allowance. To be further validated
8.072
Boarder detailing
Not included
8.073
Refinish - sand & natural finish
Not included
8.074
Refinish - sand / stain / finish
Not included
Floor protection
8.075
Materials
$5,250
8.076
Labour
$6,125
8.077
Specialty detailing - custom floor grills
Not included
8.078
Rubber floors
Not included
Painting
House
8.079
Materials & labour
$57,780
Based on historical $/sf average
8.080
Touch ups and final detailing
$2,500
Cash allowance
8.081
Millwork
$1,500/lf allowance. Ranges from $1,100 - $3,00/lf depending on detailing, hardware, materials & vendor selection
House
Supply & install
8.082
Basement
Not included
Main floor
8.083
Reception area (across from powder)
Change the current finishes of the reception wardrobe
8.084
Coat closet
$7,500
8.085
Powder room
Not included
Dining room
8.086
Book shelf / library
Not included
Bathroom
8.087
Vanity
$4,500
Kitchen
8.088
Change the finishes and create a storage furniture against the new seismic wall
$15,000
8.089
Replace all remaining cabinets / lowers / uppers / full height with new
Not included
Family room
8.090
New millwork on south wall (seismic wall)
Not included
8.091
New millwork on north wall
Not included
Bedroom
8.092
New millwork on south wall
Not included
Second floor
Master bathroom
8.093
Vanity
$7,500
8.094
Closet x 2 locations
$10,500
Master closet
8.095
Full height closet
$34,860
Bathroom
8.096
Vanity
$4,500
8.097
Shop drawings
Included above
Protection
8.098
Materials
$2,889
8.099
Labour
$2,889
8.100
Closet organizers
Not included
$200/lf allowance. Ranges from $155 - $250/lf depending on finish, hardware specs and vendor selection
8.101
Counter tops
3/4" honed Calacatta Viola Gold - marble - $515/sf 2 CM Caesarstone or equivalent - $285/sf 3 CM Silestone or equivalent - $150/sf Budget allows for 2 CM Caesarstone or equivalent - $285/sf Options to consider - 3/4"" honed Calacatta Viola Gold - marble - $515/sf - 3 CM Silestone or equivalent - $150/sf Full design package and material specifications required for pricing validation"0/sf
House
Supply & install
8.102
Basement
Not included
Main floor
8.103
Powder room
Not included
Assumes wall mounted sink
Bathroom
8.104
2 CM Caesarstone or equivalent
$490
Kitchen
8.105
2 CM Caesarstone or equivalent
Not included
8.106
Kitchen backsplash - supply and install
Not included
8.107
Laundry
Not included
Second floor
Master bathroom
8.108
2 CM Caesarstone or equivalent
$2,264
Master closet
8.109
2 CM Caesarstone or equivalent
Not included
Bathroom
8.110
2 CM Caesarstone or equivalent
$478
8.111
Water falls / vertical surfaces
Not included
Protection
8.112
Materials
$1,727
8.113
Labour
$1,151
Interior finish carpentry
House
8.114
Materials & labour
$5,778
8.115
Baseboards
Included above
8.116
Door trim
Included above
8.117
Window sills
Included above
8.118
Window returns
Included above
8.119
Crown molding
Not included
8.120
Coffered ceiling
Not included
8.121
Wall paneling
Not included
8.122
1x4 - t & g - ceiling cladding
Not included
8.123
1x4 - t & g - wall cladding
Not included
8.124
Labour only
$30,335
8.125
Baseboards
Not included
8.126
Door trim
Included above
8.127
Window sills
Included above
8.128
Window returns
Not included
8.129
Crown molding
Not included
8.130
Coffered ceiling
Not included
8.131
Wall paneling
Not included
8.132
1x4 - t & g - ceiling cladding
Not included
8.133
1x4 - t & g - wall cladding
Not included
Blinds
8.134
Blind pockets & valance detailing
Not included
8.135
Manual blinds
Not included
8.136
Motorized blinds
Not included
8.137
Curtains/ drapery
Not included
Feature stairs
House
Stringer
8.138
Open riser
Use existing
8.139
Guard rail
Use existing
8.140
Partition
Use existing
8.141
Handrail
Use existing
8.142
Treads - replace existing carpet with new hardwood treads
Use existing
8.143
Landings
Use existing
8.144
Associated carpentry
Not included
Allows for 1 person, 10 days
8.145
Specialty detailing
Not included
Custom metal work
8.146
Shelving
Not included
8.147
Thresholds
Not included
8.148
Window returns
Not included
8.149
Door returns
Not included
8.150
Window sill
Not included
8.151
Metal wall paneling
Not included
Handrail
Main floor
8.152
Stairs 1 - ground floor to second floor
Not included
8.153
Steps - dining room to entry elevation
Not included
8.154
Ramp - dining room to entry elevation
Not included
8.155
Steps - family room to kitchen
Not included
8.156
Stairs 2 (hallway) - ground floor to second floor
Not included
8.157
Sauna
Not included
8.158
Custom upholstery
Not included
8.159
Wine room
Not included
8.160
Bike stalls
Not included
8.161
Safe
Not included
Wall coverings
8.162
Acoustic wall paneling
Not included
8.163
Venetion plaster
Not included
8.164
Wallpaper
Not included
09Mechanical$198,667
Plumbing
9.001
Rough-in & fixture installation
$39,200
Full repipe in PEX-A + manifold-based distribution + PRV upgrade
Basement
9.002
Rec room
Not included
Storage / mech room
9.003
Floor drain
Included above
Main floor
9.004
Family room
Not included
9.005
Living room
Not included
9.006
Dining room
Not included
Powder room
9.007
Sink & faucet
Included above
9.008
Toilet
Included above
Bathroom
9.009
Sink & faucet
Included above
9.010
Toilet
Included above
9.011
Shower
Included above
Laundry
9.012
Sink & faucet
Included above
9.013
Floor drain
Included above
9.014
Washer box
Included above
Kitchen
9.015
Kitchen sink & faucet
Included above
9.016
Dishwasher x 1 unit
Included above
9.017
Fridge
Included above
9.018
Steam oven - water supply only
Not included
9.019
Steam oven - Water & drain
Not included
9.020
Coffee maker
Not included
2nd floor
Primary bathroom
9.021
Sink & faucet x 2
Included above
9.022
Toilet
Included above
9.023
Free standing tub
Not included
9.024
Free standing tub filler
Not included
9.025
Shower
Included above
9.026
Towel warmer
Not included
Bathroom 2
9.027
Sink & faucet
Included above
9.028
Toilet
Included above
9.029
Shower
Included above
9.030
Permit
$5,000
Cash allowance
Plumbing fixture supply
9.031
Supply new plumbing fixtures throughout
$27,000
$1,500/unit cash allowance. To be confirmed
9.032
Hot water recirculation system
$1,800
9.033
Domestic hot water
$2,500
9.034
Steam shower
Not included
9.035
Water filtration system
Not included
Interior roof drains
9.036
Supply & install - cast iron
Not included
9.037
Sanitary pump
Not included
9.038
Full DWV review + selective replacement + accessible WC drainage + sump pump upgrade
$5,000
Cash allowance. To be confirmed
9.039
Frost free hose bibs
Not included
9.040
Hot & cold frost free hose bibs
Not included
Gas fitting
9.041
Cook top
Not included
9.042
BBQ
Not included
9.043
Furnace
Not included
9.044
Fireplace - interior
Not included
9.045
Fire pit - exterior
Not included
9.046
Pool mechanical
Not included
9.047
Generator
Not included
9.048
Boiler
Not included
9.049
Accessory rooms
Not included
9.050
Under ground gas rough in's
Not included
Mechanical system
9.051
Remove the gas-fired furnace
$2,000
Cash allowance. To be confirmed
9.052
Radiant In-floor heating
Not included
Heat / AC / HRV
9.053
Supply & install
$116,167
Based on historical $/sf. To be further validated
9.054
Central heating system: Install a ASHP with retained forced-air ductwork, multi-zone, mid-tier equipment (can use for cooling)
Included above
9.055
Central heating system: Install a mainstream HPWH + targeted repipe of corroded sections
Included above
9.056
Mitsubishi heat pumps
Included above
9.057
Mitsubishi AHU’s with total of two zones
Included above
9.058
Forced air heating
Included above
9.059
Air conditioning
Included above
9.060
Linear bar grilles in stock sizes (custom sizes extra)
Included above
9.061
Heat recovery ventilator (HRV)
Included above
9.062
Venting of bathroom fans
Included above
9.063
Venting of kitchen fans
Included above
9.064
Venting of MERV smoke filtration
Included above
9.065
Venting of dryer
Included above
9.066
Mechanical drawings
Included above
9.067
Ventilation checklist
Included above
9.068
Air heating distribution network: Replace targeted distribution
Included above
9.069
More than two zones
Not included
9.070
Underground ducting or line sets
Not included
9.071
Insulating of ducting in unconditioned spaces
Not included
9.072
Make up air systems
Not included
9.073
Wine room cooling
Not included
9.074
Integration into any automation or third party control
Not included
9.075
Custom grills - exterior
Not included
9.076
Custom grills - interior
Not included
Cash allowance
Sprinkler / fire suppressant system
9.077
Supply & install
Not included
Fireplace
Main floor
9.078
Supply & install
Not included
9.079
Installation prep - materials & labour
Not included
9.080
Surround
Not included
Allows for $10/sf tile & install
Upper floor
9.081
Supply & install
Not included
9.082
Installation prep - materials & labour
Not included
9.083
Surround
Not included
Allows for $10/sf tile & install
Pool
Repairs or upgrades to the following
9.084
Interior finish
Not included
9.085
Membrane
Not included
9.086
UV sanitation
Not included
9.087
Lighting
Not included
9.088
Control system
Not included
9.089
Control upgrade - interface with home automation
Not included
9.090
Safety alarm
Not included
9.091
Air to water heat pump
Not included
9.092
Electrical
Not included
9.093
Boiler integration into residence & venting
Not included
9.094
Sanitary hookup
Not included
9.095
Pool cover
Not included
9.096
Supports for removable pavers over pool cover
Not included
9.097
Supports for removable pavers over spa cover
Not included
9.098
Stainless steel access hatches for pool & spa
Not included
9.099
Solar water heater
Not included
9.100
Trade assistance & prep work
Not included
10Electrical$170,194
Electrical
10.001
Supply & install
$127,694
Based on historical $/sf. Ranges from $20 - $45/sf. RCP required for pricing
House
New electrical panel
10.002
` Remove the existing electric panel
Included above
10.003
Electrical panel - Install a 200–300 A combination panel (Square D QO PoN / Eaton CH class) for basic monitoring
Included above
10.004
Electrical panel - Install a 2 sub-panels (basement, upper); AFCI/GFCI/DFCI throughout
Included above
10.005
Lighting and luminaires - General Lighting: Replace the aged/failed fixtures light only by one-for-one LED
Included above
10.006
Lighting and luminaires - Reception area lighting: refresh the lighting with dimming
Included above
10.007
Lighting and luminaires - Designed architectural lighting + tunable white + scene control
Included above
10.008
Switches & dimmers - Replace the standard switches and dimmers
Included above
10.009
Linear lighting throughout
Not included
Cash allowance
10.010
Bocci plugs
Not included
Cash allowance
10.011
Decorative light fixtures
$5,000
Cash allowance
10.012
Towel warmer supply
Not included
Cash allowance
10.013
Temporary construction pole
Not included
10.014
Temporary construction power
Client
Temp power for heat, welder, etc
10.015
BC Hydro hook up fees - permanent
Client
10.016
Trilmless pots
Not included
10.017
Nuheat pads & thermostats
Not included
10.018
Sauna
Not included
10.019
Steam shower
Not included
10.020
300 amp service
Not included
10.021
400 amp service
Not included
10.022
600 amp service
Not included
10.023
Generator
Not included
10.024
Underground service
Not included
10.025
Tesla power wall
Not included
Trade validated
Car charger
10.026
Rough in
Included above
10.027
Supply
Not included
Cash allowance
Landscape
10.028
Landscape lighting
$7,500
Cash allowance. To be further validated
10.029
Landscape lighting - Replace driveway restored and lit + basic perimeter accent at access points
Included above
10.030
Exterior heating soffit heating
Not included
Can range from $3,500 - $11,000 for 2 heaters depending on brand, finish, flush vs applied and controls etc
Solar
10.031
Install a solar PV-ready (conduit + panel space + roof reinforcement)
Included above
Low voltage
Supply & install
10.032
Basic requirements
$20,000
Based on historical cash allowances for minimum security requirements
10.033
Current system: Remove the old one and install a new intrusion detection system (windows/gate detector + interior detector + central system)
Included above
10.034
Current system: Remove the old one and install a new fire alarm system (detector + alarm)
Included above
10.035
Electrical equipment - Install a HP-native multi-zone + smart thermostats with remote access
Included above
10.036
Electrical equipment - Replace failed/non-compliant devices
Included above
10.037
Electrical equipment - Install a CAT6A backbone + Wi-Fi APs in main areas + basic AV pre-wire, no USB outlets
Included above
10.038
Cable, telephone, data, WIFI - rough-in & finishing
Included above
10.039
Typical security system
Included above
10.040
WIFI network
Included above
10.041
Shaw / Telus hook-up fees - permanent
Client
10.042
Door camera / intercom
$10,000
10.043
Cell repeaters
Not included
10.044
Cameras
Not included
Media
10.045
Pre-wire
Not included
10.046
Speaker rough-in
Not included
10.047
Audio system
Not included
10.048
Home theatre / AV equipment
Not included
Lighting, blind, audio automation, control system
10.049
Programming
Not included
10.050
Motorized shading
Not included
10.051
Home control screens
Not included
10.052
Door control station
Not included
10.053
Lighting control
Not included
10.054
Climate control
Not included
10.055
Electric strike magnetic latch hardware for gates
Not included
10.056
Intercom
Not included
10.057
Landscape lighting
Not included
10.058
House & landscape audio & lighting control
Not included
11Equipment$9,830
Bathroom accessories
11.001
Supply
$2,000
$500/bathroom cash allowance. Can range from $300 - $2,500
11.002
Install
$2,080
Appliances
Supply
11.003
Change the old equipment (oven, sink, baking tray) of the kitchen
$5,000
Cash allowance. Further detail required for pricing
11.004
Fischer Peykal
Not included
Cash allowance. Further detail required for pricing
11.005
Liebherr & fulgor & Dacor – does not allow for column fridge / freezers
Not included
11.006
Liebherr & fulgor & Dacor
Not included
11.007
Miele / thermidor / subzero / wolf - does not allow for column fridge / freezers
Not included
11.008
Miele / thermidor / subzero / wolf
Not included
11.009
Miele / thermidor / subzero / wolf & lacorneau or multiple kitchens
Not included
Install
11.010
Oven
$750
Cash allowance
11.011
All remaining appliances
Not included
Basis of estimate & disclaimer. This is a preliminary construction budget prepared for planning purposes — an order-of-magnitude estimate, not a fixed price, quote, or tender, and not a commitment to perform the work at these figures. Amounts are subject to change with design development, trade pricing, site conditions, market fluctuation, and final scope. The estimate combines measured take-offs, cash allowances and historical $/sf rates; many line items are noted “to be further validated.” Items marked “Not included” are excluded, along with professional / design fees, permits and utility-connection fees, and any scope not expressly listed. All-in totals include 15% contingency, 10% contractor fee and 5% GST. All costs in Canadian dollars.
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