Project Management Cost in Ajax

Define exactly what you're building: detailed drawings for structural work, material selections (tile, counters, flooring), fixture choices. Get 2-3 quotes from each trade to build a realistic budget. Add 10-20% contingency for unknowns. Identify long-lead items (custom cabinets 8-12 weeks, windows 6-10 weeks, some tile 4-8 weeks) and order early. Vague scope ("nice kitchen") leads to cost overruns.

Apply for building permit with your municipality. Structural changes require engineer's drawings ($1,500-$5,000). Electrical work requires ESA notification, gas work requires TSSA. Permit approval: 2-4 weeks small cities, 4-8 weeks Toronto. Don't start work before permit is issued. As homeowner acting as your own GC, you're the legal permit holder and liable for code compliance.

Hire licensed trades: electrician (ECRA), plumber, gas fitter (TSSA), HVAC, framer, insulator, drywaller, tiler, flooring installer, painter, cabinet installer. Verify their licenses, insurance, WSIB. Create a master schedule showing when each trade starts and estimated duration. Build in buffer between trades (2-3 days) for delays. Get written quotes and contracts from each trade specifying scope, price, payment terms.

First trade on site: demolition. Remove cabinets, drywall, flooring down to studs and subfloor. Dispose of debris (dumpster $400-$800/week). Structural work next: install new beams, headers, joists per engineer's drawings. Schedule framing inspection before covering anything. Fix any deficiencies inspector notes (undersized members, incorrect nailing, missing blocking). This phase often uncovers surprises: rot, mold, outdated wiring.

Trades run new systems before walls close. Plumber: new supply lines, drains, gas lines. Electrician: new circuits, panel upgrade if needed, rough wiring for outlets/lights. HVAC: relocate ducts, add returns. Sequence matters: plumber first (rigid pipes), then HVAC (flexible ducts go around pipes), then electrician (wires go around everything). Inspect all rough-in before insulation. Schedule ESA electrical inspection and TSSA gas inspection.

After rough-in passes inspection, insulator fills cavities (spray foam or batt insulation), installs vapour barrier per OBC. Municipality inspects insulation. Then drywall: hang, tape, mud, sand (3 coats minimum for smooth finish). This takes longer than expected (1-2 weeks for drywall in typical kitchen). Delays here cascade because no finish work can start until drywall is done and painted.

Cabinet installer comes first, sets boxes and doors. Countertop fabricator templates after cabinets are installed, fabricates slabs, installs 1-2 weeks later. Tile setter does backsplash after counters (so tile meets counter edge cleanly). Flooring last (protects it from damage during other work). Plumber and electrician return to connect fixtures, install outlets/switches. Coordination critical: wrong sequence means rework.

Request final building inspection after all work is complete. Inspector verifies code compliance, checks that rough-in inspections were done, looks at finished work. Fix any deficiencies. Electrician arranges final ESA inspection if not done earlier. Gas fitter arranges TSSA final inspection. Once all inspections pass, permit is closed. Keep all certificates (ESA, TSSA, building permit sign-off) for future resale and insurance.