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How Much Does Basement Lowering Cost?

Considering a basement lowering project for your home? Lowering your basement is not your everyday home improvement project, though with the real estate prices in Toronto and the scarcity of land, it is a great option for expanding your living space without losing precious yard space. If you want to find out more about basement lowering, read on.

Homeowners here in Toronto often ask about lowering their basement. It’s easy to see why many select this option for their home. In a process sometimes called underpinning, the basement floor is actually dug out a couple feet down. This makes the basement more accessible and usable and can add to the value of a home. Not only does it change a basement into better-added space, it also adds structural integrity to the home.

Basement Lowering Project in Toronto Home

Preparing for the Basement Lowering Quote

As with any home improvement type project, there a few things that every homeowner should know and understand before they begin the basement lowering process. When it comes to your basement, of course, you are looking for a foundation or underpinning contractor who is a professional and experienced with the type of work you desire. You’ll want to find a company that has been in business for awhile, is specifically insured for this type of underpinning work and one that can provide you with plenty of references since this type of project can be disastrous if done wrong. When it comes to the structural integrity of your home, it’s always worth checking out a underpinning contractor thoroughly before hiring.

You may find companies who are willing to bid your job on the spot without drawings, without further knowledge or testing. That ballpark bid could end up increasing drastically after you hire as there are many variable to consider and it means they have not gone through the process properly in order to give an accurate quote, they assume they can just get the job and overbill you later after the project has started and is harder for you to back out.

A reputable underpinning company will need to see exactly what you expect them to do. Part of the process could include demolition and drilling test holes before beginning as well as working with an engineer. Often, when this part of the process is not done, the homeowner’s preference change and the company ends up with discrepancies in their work order that need to be resolved.

Hiring an Architect or Engineer

Part of the process for lowering your basement should include getting quotes from at least two professionals for drawings and determining which architect or engineer you plan to use before you even have a contractor come out. Doing this part of the process ahead of time shows the contractor that you are serious about the process and will educate you on how the entire process works. When a contractor knows you really do plan to have the work done, they don’t mind the 3 to 5 hours that are involved in coming up with a pricing estimate. If you skip this step and ask a contractor for a bid on a basement lowering project without doing your due diligence you may end up with a range of pricing that is arbitrary and on down the road it may have no connection with the work performed.

An experienced underpinning contractor will only work with reputable architects and engineers with experience in basement lowering and can recommend one if needed. Here at Nusite, we work with several very reputable engineering firms and architects that specialize in basement lowering.

Drawing/Plan Approval

The basement lowering drawings you received from your architect or engineer typically need to be certified and then sent for approval for a building permit., at least here in Toronto. The inspector may recommend changes that will need to be marked on your approved drawings. This is not an easy task so you want to make sure you have an experienced craftsman leading this project.

Understanding the Basement Lowering Quote

To understand your underpinning contractor and his pricing and process, it’s important to note that basement lowering is a very time-consuming, labor-intensive process. And a challenging project from an engineering standpoint. Your contractor will need to follow those drawings accurately and that takes skill and experience. Compare quotes between a couple different contractors and check to make sure the scope of work is the same on both of them.

There have been several well documented disasters in Toronto involving unqualified contractors and houses falling down due to improper shoring during the basement lowering process. If you hire an unqualified and under-insured contractor, you the homeowner will bear most of the responsibility and legal consequences if workers or civilians get injured due to negligent work.

Scheduling the Work

When you decide upon a plan and agree on a price with your underpinning contractor, the work can be scheduled. A contractor may be able to schedule quickly and be out in a few days or in may take weeks. As always when dealing with a contractor, being busy is a good thing. You don’t want to hire a contractor who isn’t busy. It’s a bit like going to a restaurant where no one else eats and expecting a wonderful meal.

Here in Toronto, the Spring and Summer are usually the busy times for basement lowering contractors but since the work is indoors, this work can be done during the winter and you may have a better time finding an available underpinning contractor for your project. Winter may also be a great time to head south to warmer climates while the work is being done on your home.

The Work Process

The unerpinning contractor will begin by measuring and marking everything out prior to beginning. They dig out the basement slab and typically lower the floor 1-3 feet. They will also shore up the underpinning or sidewall area to ensure structural stability. We then carry out our lowering process, either bench footing (creating a bench to support the dirt underneath the foundation wall) or we underpin (directly removing the soil underneath the foundation wall and replacing it with concrete).

Once that is accomplished they typically waterproof the interior of the basement foundation, put down gravel then pour a new floor. They also place a waterproofing membrane connected to a sump pump on the interior to help keep your basement dry. The amount of time it takes and the cost of the project can very base on the size of your basement. Some projects take a few days (mostly repairs) and some can extend into many weeks (average full job is 3-6 weeks). While it is difficult to provide a price without drawings and discussions with the homeowner, you can expect this type of specialty work to run between $20,000-$50,000.

Toronto Finished Basement After Underpinning

Project Completion

When the basement lowering project is completed, you should walk the job with the foreman or project manager. You’ll want to check for anything that seems unfinished or anything that doesn’t look right. You want to check that the city and the engineer passed all inspections throughout the project. Also check to make sure that your contractor and his crew cleaned up after they finished. You shouldn’t see debris left behind unless your contractor has let you know ahead of time that you are responsible for cleaning it up. In most cases, the contractor does the clean up and removal unless otherwise agreed upon.

Do I Really Want to Do This?

Basement underpinning is by no means, a small undertaking as you probably understand by now. There is research, time and money involved and may seem a little complex. Yes, it takes preparation, thoroughness and quite a bit of your hard earned money. If you find the right contractor, your project will go much smoother. They are the expert, let them do their job. Having underpinning done will also gives you more usable space that you can enjoy for years to come and adds value to your home. In today’s real estate marketing, adding that value (which does not increase your property tax) can go a long way to helping the home sell. Making the right decisions and following the process it takes to do the job correctly will be beneficial in the long run.

Nusite Contractors are basement lowering experts in Toronto and have successfully completed hundreds of underpinning projects in Toronto and the GTA and can provide references upon request. If you live in the Greater Toronto Area and have questions about lowering your basement, feel free to contact us here, we’re happy to answer any questions and explain how the whole basement lowering project works. We can also recommend experienced architects and engineers if you are interested in getting started.

Beware Of Dangers That Lurk In Your Basement

Finished Basements, Home Remodeling

With the housing market boom going on in Toronto, homeowners are trying to make the most of the living space they have. One of the biggest opportunities for additional living space is down in the basement.

Most basements in Toronto were not originally designed to be used as living space and can be dark, wet and cramped with the utilities that service the home.

Unfortunately, a home’s basement can often be a breeding ground for problems such as mold, radon, carbon monoxide from faulty HVACs, water-borne bacteria, and hazards caused by electrical wires being exposed to water. Most homeowners may be familiar with most of these problems, but radon could be something they aren’t too familiar with.

Below is a list of some common basement issues we come across, which should all be inspected before considering turning your basement into a living space.

Radon
Radon is basically a type of dangerous as which is caused by radiation. Radon is tasteless, colourless and odourless, making it hard to detect. It’s created by the decay of radioactive minerals or uranium which can be found in the earth’s crust. It’s harmless if it is able to disperse into the atmosphere, but creates a problem if there’s a home or some other type of structure in the way. In this case, the radon can enter a basement through the soil and will begin to accumulate. A cement basement floor will help fight it off as long as it doesn’t have any cracks and is nonporous and solid. But radon can enter through a drainage system or water sump hole and then rise through a home via the heating ducts.

Radon can also possibly be emitted through things such as fireplaces, stone foundations, wood, concrete, wallboard and even water supplies via deep wells. Radon gas is a health risk if breathed in since it can damage the lungs and cause cancer. This is the reason homeowners should have a radon-detection-kit in their house or have a professional contractor inspect the home. The kit consists of a charcoal-filled canister which positioned in the home’s lowest living level or basement and in a still area, away from windows and doors. After a specified period of time the test kit is delivered to the manufacturer and it will be evaluated for the results.

Radon levels in a home can be lowered via a variety of methods and costs. The method used will depend on the type of soil around the home, the design of the building and level of radon in the air. The best solution is to seal entrance points to keep radon out. This means caulking floor cracks, sealing drains, waterproofing basement floors and walls, covering up bare crawlspace floors and capping sump-pump holes. Basically, any type of method which is used to lower the level of moisture in a basement can be effective when trying to lower the levels of radon.

Mold, Mildew and Fungus
Most homeowners are aware of the damage that mold and fungus can do to a home as well as the health risks they present. Most molds aren’t toxic, but can produce mycotoxins which can cause health and respiratory problems if you’re exposed to them. Mold spores are often absorbed through the skin or inhaled while fungal infections can originate inside the lungs or on the skin. The elderly and infants are typically more susceptible to mold, mildew and fungus health risks. Some types of mold found in basements care more dangerous and toxic such as black molds and these can cause pulmonary hemosiderosis, which is a rare lung disease which causes internal bleeding.

Mold is typically caused by flooding, moisture or condensation in the basement along with high humidity and can often go unnoticed. It usually starts in the insulation, carpeting, piping, floor, vents, ducts, furniture, the ceiling, wallpaper, wood or drywall. If your basement has been flooded it’s recommended that you contact a professional waterproofing company to have it inspected. You may need to have any wet materials removed such as drywall. Moisture can also enter a basement through leaking pipes and cracks in the floor or walls. You may realize you have mold in the basement as it usually smells musty and stagnant. If you suspect you have mold, but can’t find a sign of it, don’t hesitate to seek professional help from a waterproofing company.

Carbon Monoxide
Another odourless, tasteless, and colorless gas is carbon monoxide, and this can prove to be fatal if it gets into your home. This is why it’s imperative you have carbon monoxide alarms installed. In fact, in many areas of the world it’s the law. Carbon monoxide is a by-product of fossil fuels such as natural gas, oil, propane, and wood and is created in appliances such as stoves, furnaces, and gas fireplaces (electric fireplaces are a good alternative). It can cause flu-like symptoms, but be deadly if it escapes into your home while you’re sleeping. Make sure a carbon monoxide alarm isn’t placed next to a basement furnace.

The alarms should be located in the living areas and close to bedrooms since the gas travels through vents and ductwork. It’s important to have your gas appliances inspected regularly by a licensed HVAC company to make sure they aren’t faulty and leaking carbon monoxide. They need to be vented properly and unblocked. Chimneys and fireplaces also need to be free of any blockage so the air can escape. Also, don’t forget to test your alarms on a regular basis too.

Electrical Wiring
It’s important that all electrical wiring in the basement and anywhere else for that matter be protected from water. Electricity and water don’t mix and can result in fire and other damage. If your home has ever been flooded or subject to any type of water damage you should have all of the electrical wiring and equipment in those locations properly inspected. Any water-damaged wiring and/or equipment should be repaired or replaced immediately. One way to make sure you aren’t subject to any electrical damage is to have your basement properly waterproofed.

Nusite Group is a Toronto waterproofing and foundation repair company that has been serving Toronto for over 30 years. We provide free, in-home inspections and estimates, schedule your today.

Home Renovation Projects That Add Value To Your Home

Finished Basements, Home Remodeling

Your home is most likely the biggest single investment you’ll make in your lifetime. Your home is your sanctuary, the place where you relax on the weekend and where the kids can always call home.

Investing money to renovate your home is a great way to further invest in your biggest asset Not only does it allow you to improve and customize your home the way you want, it also increases the value of this asset when the time comes to sell one day.

Since we’re basement contractors, of course we believe that renovating your basement is a great investment for a number of reasons. First, it can create additional living space in your home without the need to add an extension and go through red tape permit hell. Second, it gives you a number of options like creating a rental space or an in-law suite for aging parents. You can also make it the perfect family room, complete with fireplace, large screen tv and sectional sofa for the perfect movie night.

There are hundreds of different types of renovations in and around the home, the graphic below has a good list of the different types of renovations you can consider.

As you can see, there are lots of different renovations you can do in your home. Some improve the livability of the home, others are structural repairs and others are more cosmetic in nature. Some improvements, like a new bathroom, kitchen or basement, tend to recoup most of the investment when it comes time to sell. Even something simple like spending a few hundred on landscaping improvements can add thousands to the value of your home. Getting a home equity loan or home equity line of credit (HELOC) to pay for these renovations can be a great way to fund these renovations.

While can’t answer questions about every type of renovation, if you live in Toronto or the GTA and have a basement renovation questions, you can contact us here. Thanks!

Scrap Metal Income from Old Plumbing

Home Remodeling

If you’ve had plumbing changes to your home, whether it be from a leaky pipe or simply an upgrade, you may have some relatively valuable scrap metal on hand that can be converted into cash if you take advantage of the metal recycling services at your local metal recycling center. In Toronto, there are many companies that will buy the scrap metal that you would have otherwise thrown away during renovations.

Identifying Old Plumbing

Old plumbing is usually comprised of copper tubing and brass fittings. Copper has a golden brown color and is fairly easy to bend with your hands, as opposed to steel pipe, which is gray or rusty in color and quite rigid. A magnet will stick to steel, but not copper, and gives you an easy way to tell the difference if the pipe is painted to where you can’t see its natural color.

Pricing

Copper generally pays between $2.63 and $3.16 per pound. Fittings at each end of the tubing are usually a different metal. If yellow in color, they are known as yellow brass and are generally worth between $1.58 and $2.10 per pound. If you don’t remove the brass fittings and sell them separately, the company buying the tubing will have to make a price or weight allowance for the difference in value.

Steel pipe and fittings will only bring somewhere around 8 to 11 cents per pound, so it is important to sort them out of the copper and brass when selling.

Other Plumbing Parts

Other plumbing scrap includes faucets and thin tubes that carry water from the supply line to the sink. The lines will typically be silver colored, since there is a layer of chrome plating on the brass to keep the surface from corroding, and give you the clean shiny look you prefer. If you make a deep cut into the line, you will see a yellow color under the chrome.

Brass faucets can be chrome plated or simply finished in a way that shows the bronze color without allowing corrosion. Again, getting below the chrome coating will show you the true metal you are dealing with, and these will be bought as yellow brass.

Pricing or Lack Thereof

Cheaper faucets over the years had been made from zinc or plastic with the same shiny silver-colored finish – zinc will show grey when you cut through the chrome and is only worth a few cents per pound. Plastic is fragile and will break under a hammer – I’m unaware of anybody that buys plastic faucets.

Armed with this knowledge, you are set to make a little money from the next plumbing renovation project, assuming you don’t let the contractor carry off the scrap metal where they will most likely sell off for scrap metal.

Dave Fusselman is the owner of Fusselman Salvage, a Missouri metal recycling center in Moberly, MO. Visit his website at www.FusselMetals.com for more information on recycling scrap metal or find more of his writings on his Google+ page.

What’s The Difference Between Underpinning and Bench Footing?

Home Remodeling

If you live in a metro area like we do here in Toronto, land is at a premium. When an expanding family is looking to increase the living space in their home, they usually either choose going up (adding another floor), or going below (increasing the height of their existing basement).

When it comes to underpinning a basement, also called basement lowering, the advantage is that you already (somewhat) have existing walls to create your new addition. It’s often less expensive than adding an addition to your home, and since your building within the existing structure, there is far less red tape to deal with.

The problem with older homes is that the basement was never meant to be a living space. It was intended for storage, utilities, laundry, and a nice dark and damp home for spiders to creep about. The height of the basement is often lower than the rest of the floors, coupled with the fact that duct work and utility pipes are usually run along the ceiling area.

Creating a full height basement is not an easy job. To lower your basement, you’ll need to underpin the foundation so that your house doesn’t fall over like this one did in Toronto. You’ll need a permit, a structural engineer, and an experienced structural contractor who has experience with underpinning a basement.

When you decide to create a full height basement for your home, there are two methods that can be used. Underpinning and Bench Footing, both of them are acceptable ways to create a full height basement, and both of them have their pros and cons. Creating a full height basement is a complex and expensive job, so you should understand the differences when you go over your options with your contractor.

Build a Stepped Bench-Footing

Bench Footing costs less than underpinning as it doesn’t require you to dig underneath the existing footings. In this method, the existing footings and soil remain untouched. What happens is that a new foundation is poured on the inside the existing one, all the way down to the depth of the new basement floor. This creates a second wall inside your basement, leading to a decrease in basement square footage and a ledge equivalent to the added height of the basement.

That’s why they call it Bench Footing, you now have a bench running along the perimeter of your basement. Some people will make creative use of the space, creating cupboards on top of the bench, while others will simply build a wall above the Bench Footing.

The width of the Bench Footing depends on the increase in height you want for your basement. For every foot of height you add to your basement, you will need to add about a foot of width to your Bench Footing. So if you add 18″ of height to your basement, you will have a Bench Footing 18″ in width. These considerations need to be taken into account, especially if you will need several feet of space added to your new basement.

Foundation Underpinning

Underpinning is more expensive than Bench Footing, but allows you to retain all of your basement square footage since there is no need to build a bench wall inside your basement. It’s a difficult job, and one not left to fly by night contractors.

Underpinning involves excavating and pouring new footings to the depth where your new basement floor will be. This is done in sections, and the load of the foundation is carefully transferred and supported as each section is completed. It’s a slow and careful process as you’re basically undermining the integrity of the foundation during the basement lowering process.

There are several other advantages to this model. First and foremost the basement footprint remains the same but you get the extra headroom. Moreover if you had the slightest doubt about the state of the original foundations that concern’s gone forever. This is the preferred engineering solution, though budget and other considerations may not call for it.

To Summarize the Situation

Bench-Footing is Quicker	Underpinning is Stronger
Bench-Footing is Less Expensive	Underpinning Costs More Money
Bench-Footing Bypasses Foundations	Underpinning Strengthens Foundations
Bench-Footing is the Thief of Space	Underpinning Maximises Space

The differences between underpinning and bench-footing are pretty obvious. The Underpinning may be the ideal solution whereas the Bench Footing may be the only affordable one. Look before you leap into this pond of water. If you have questions about creating a full height basement for your home (if your in Toronto and the surrounding GTA), fell free to contact us for a free inspection and estimate.