BVM Homes

BVM Homes Your GTA Family Home Builder. Providing comprehensive pre-construction planning to protect your biggest investment into your home.

Learn more about our constructible design guarantee and design & feasibility sprint offer! Serving the Greater Toronto Area since 1997, Vince Meagher, Owner of BVM Contracting has built a reputation on quality, trust and performance. We have a committed group of Sub-Contractors that we work with at every stage of the project to ensure we build your dreams into a reality. Having completedly renovated 8 custom designed homes in six years as well as managing numerous renovations; from inception to completion, we are the contractor who turns the key over to you. Your job is to open the door to your newly built or renovated home. All quotations are free and after our initial site meeting, we provide you with a working budget until drawings can be finalized. Once the plans are final, a comprehensive breakdown of the job costs will be submitted for your review.

Zero. That is what the new drywall tariff adds to the two Toronto additions we priced this month.We asked our supplier d...
09/26/2026

Zero. That is what the new drywall tariff adds to the two Toronto additions we priced this month.

We asked our supplier directly which of the fourteen product codes we buy ship from a US plant, because that is the condition the surcharge turns on. None of them do, and we have that in writing.

The increase that is real is an ordinary 9 to 10 percent rise on gypsum board from October 1. We will quantify that against each client's approved budget and tell them either way, which is what the commodity clause in our contracts is for.

https://www.bvmhomes.com/blog/drywall-tariffs-toronto-addition-cost

Every online thread about a $600,000 addition argues about whether to do it. Very few explain how the money actually arr...
09/26/2026

Every online thread about a $600,000 addition argues about whether to do it. Very few explain how the money actually arrives.

We wrote it down this week, from our own projects. The short version: most Toronto additions are not funded by a construction mortgage. Only one or two of every ten projects we build use construction financing. The rest are a mix of cash, a HELOC or a refinance, sometimes a property sale, and quite often some help from family.

Swipe through for the seven things we tell families before they sign, including the 25 to 40 percent a lender expects you to carry yourself.
https://www.bvmhomes.com/blog/how-to-pay-for-a-home-addition-toronto

This week on BVM sites.Guildwood: electrical rough-in. The wiring gets pulled through the studs and trusses now, while e...
09/25/2026

This week on BVM sites.

Guildwood: electrical rough-in. The wiring gets pulled through the studs and trusses now, while every run is still easy to reach.

On a second site, the new staircase and landing went in this week, still wrapped in protective foam so the finish survives the trades that follow.

North York: the old roof came off last week and framing started this week. The engineered joists and sheathing on the driveway are what goes back up.

Cliffside: foundation wall forms standing on last week's footings. The shape of the basement, before a drop of concrete goes in.

Inside the walls, a staircase in, framing under way, and below grade. Four sites, four stages, one week.

Following along beats wondering: https://www.bvmhomes.com

You see a hole being dug. We see two years of planning, finally in the ground.When a machine shows up on your street to ...
09/25/2026

You see a hole being dug. We see two years of planning, finally in the ground.

When a machine shows up on your street to take a house down and start a new one, it looks like day one. It is nowhere near the beginning.

We worked with these clients in Cliffside for more than two years, turning a vision into a tangible budget and then refining it. They asked difficult questions. We had difficult conversations. All of it so that the day the excavator arrived, the project started on the right foot instead of a hopeful one. Getting there took everyone: from demo through finishes, our subcontractors and vendors were in preconstruction with us, scrutinising the plans and value engineering the scope again every time it changed.

The normal way is to take your permit drawings to three builders and pick the cheapest. We were in the design conversation instead, weighing dual HVAC against single, metal roof against shingles, where the building envelope money actually goes. You cannot have those conversations while pricing a finished drawing set at the final hour.

The exciting part is the loudest part. It is also the last part to arrive.

More at bvmhomes.com

New drywall tariffs start October 1. On the two Toronto additions we priced this month, they cost nothing.Here is how we...
09/24/2026

New drywall tariffs start October 1. On the two Toronto additions we priced this month, they cost nothing.

Here is how we got there. The 25 percent applies to commercial ceiling grid, the stuff that holds up ceilings in offices and schools. The 7 percent on wallboard only applies to board shipping from a US facility, so we sent our supplier the fourteen product codes we buy and asked which ones qualify. None of them.

What will actually move is quieter and larger. Gypsum board list prices rise 9 to 10 percent on October 1, set out in a second letter three days earlier, and it is not a tariff at all. On a $12,800 drywall material line that is $813 to $1,179.

Full breakdown, with the five supplier documents behind it:
https://www.bvmhomes.com/blog/drywall-tariffs-toronto-addition-cost

The best argument against moving is a room like this.Fireplace on, snow on the deck, and a Scarborough addition doing ex...
09/24/2026

The best argument against moving is a room like this.

Fireplace on, snow on the deck, and a Scarborough addition doing exactly what it was designed to do.

When people weigh an addition against buying elsewhere, this is the side of the ledger that is hard to picture from a floor plan. The room you cannot find on the market, built onto the house you already love.

This is what staying can look like: https://www.bvmhomes.com

For $76.98, the City of Toronto will show you every building permit ever pulled on your property. Most homeowners have n...
09/23/2026

For $76.98, the City of Toronto will show you every building permit ever pulled on your property. Most homeowners have no idea this exists, and it's one of the highest-value steps in planning any renovation.

We've seen the records change projects twice recently. On a Scarborough home extension, they showed the exact joist directions in the existing structure, so the connection points were engineered correctly the first time, with no mid-build re-engineering. On another project, they revealed that a basement apartment the homeowner believed was legal had never been permitted. We caught it before the garden suite design started and before any money changed hands.

The process: download the application form from toronto.ca, email it to [email protected] with proof of ownership and the $76.98 fee, and Toronto Building processes it within about 30 business days.

Swipe through for the full walkthrough, then save it for when you need it: https://www.bvmhomes.com/blog/access-toronto-building-records

Home additions in the Scarborough Bluffs: the honest version.The Bluffs neighbourhoods sit on some of the best building ...
09/22/2026

Home additions in the Scarborough Bluffs: the honest version.

The Bluffs neighbourhoods sit on some of the best building lots in Toronto, which is why so many families here choose to stay and build up instead of moving. From our completed local projects: a bungalow-to-second-storey addition typically runs $500K to $700K, and a full-scope addition (our Midland project: underpinning, full interior, $80K kitchen, complete second level) can reach $1M.

Before you spend anything on drawings, check two things: ravine proximity and your mature trees. Both have rules that are easy to plan around early and expensive to discover late.

We're based in the Bluffs and have built on Fishleigh, Kildonan, Midland, Minerva, and Scarborough Heights. Our own family home is one of our builds.

Full guide to Bluffs additions here: https://www.bvmhomes.com/blog/scarborough-bluffs-home-addition-guide

You see a tarp. We see the temporary roof that kept a finished home dry while we took the real one off.Not every additio...
09/21/2026

You see a tarp. We see the temporary roof that kept a finished home dry while we took the real one off.

Not every addition needs temporary protection like this. This North York project did: our clients wanted to salvage their kitchen, and a finished basement sat directly below the new floor, with heavy rain on the way. So we had to get creative with the set-up.

A flat tarp pools water, then releases it all at once, straight through the framing. So our crew framed a temporary ridge from 2x6 lumber on top of the new structure and peaked the tarp over it, so rain shed off the sides instead. Then framing advanced, and the temporary roof was in the way of the real one. It came down and was rebuilt to fit the new structure. In total we covered the home three separate times before the new roof was sheathed.

Nothing inside got wet. Nobody will ever see that carpentry. That is the point.

If you are planning an addition and hoping to keep your kitchen or a finished basement, ask your builder how they would keep those rooms dry while the roof is open. The answer tells you a lot.

"Hire the architect, finish the drawings, then get builder quotes." That order feels responsible, and it quietly manufac...
09/20/2026

"Hire the architect, finish the drawings, then get builder quotes." That order feels responsible, and it quietly manufactures most of the budget shocks we see in Toronto.

The alternative: bring your builder in before or alongside the architect, so size, scope, and materials get priced as they're decided instead of after they're drawn. That's how a design comes out constructible within your actual budget.

Planning a project for next year? This is the one timing decision that protects everything else: https://www.bvmhomes.com/blog/what-your-architect-doesnt-know-about-your-budget

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80 Barbados Boulevard
Toronto, ON
M1J1K9

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Tuesday 8am - 5pm
Wednesday 8am - 5pm
Thursday 8am - 5pm
Friday 8am - 5pm

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