The Northern Home

The contemporary residential design style of Daymark has undergone a unique transformation since it’s inception. ‘The Northern Home’ by Daymark is a separate stream to our custom work and a way to provide our distinct architectural style and highly detailed documentation in a format that’s readily accessible. Born from a passion of design and a desire to preserve and advance the Ontario architectural landscape, our pre-designed plans have been carefully crafted and are fully developed to meet provincial building codes, energy requirements and stand the test of time providing you a cozy sanctuary in the hardiest winters.  

Not just a fully prepared set of architectural design, building permit and construction ready documentation our homes are fully supported from the initial stages all the way through to occupancy.

 
 

  • Choose a pre-designed Northern Home by Daymark

  • Daymark coordinates the required consultant documentation for municipal approval

  • Daymark will handle planning, building permit applications and submission for approval with required local authorities having jurisdiction

  • With approvals in place it’s time to construct your new Northern Home

 
 

The Northern Home Series Plans

 

The White Cedar

22.01 - A - The White Cedar

Area: 640.0 sq. ft. (59.45 m2)

Number of Stories: One(1)

Number of Bedrooms: One(1)

22.01 - B - The White Cedar

Area: 1205.0 sq. ft. (112.0 m2)

Number of Stories: One(1)

Number of Bedrooms: Two(2)

 
 

The Silver Birch

22.02 - A - The Silver Birch

Area: 2120.0 sq. ft. (196.95 m2)

Number of Stories: One(1)

Number of Bedrooms: Two(2)

22.02 - B - The Silver Birch - Luxury

Area: 2120.0 sq. ft. (196.95 m2)

Number of Stories: One(1)

Number of Bedrooms: Two(2)

 
 

The Green Alder

23.01 - A - The Green Alder

Area: 1949.0 sq. ft. (181.06 m2)

Number of Stories: One(1)

Number of Bedrooms: Two(2)

 
 

How It Works

 

Site

 

  • The process begins with your individual site, careful consideration must be given to the natural terrain, setting and municipal zoning requirements in order to select the appropriate pre-designed home.

  • Client will provide Daymark with a current Real Property and Topographical Survey prepared, signed and dated by a Licensed Ontario Land Surveyor and include the necessary items to ensure proper coordination and municipal planning approval

    • Don’t have a survey yet? Daymark can assist with the solicitation of quotes to confirm the correct items have been flagged for capture.

  • Multiple test pits in the building footprint and proposed septic area are to be executed and inspected by a Soils Engineer to determine soil bearing capacity and water table height, a critical item to ensure the stability of your homes foundations.

    • In the case of sites on Canadian Shield, the scraping back of organic layer to determine depth and extent of rock below grade.

 

Selection

 

  • From the available pre-designed ‘Northern Homes Series’ plans, select your preferred model

  • Discuss your selection with Daymark, tell us what about the design attracted you and how you envision you and/or your family living in the dwelling.

  • A thorough review will take place to ensure your pre-designed Daymark ‘Northern Home’ selection will work on your site considering municipal zoning by-laws, county and conservation authority requirements, etc.

 

Revisions

 

  • Modifications to ensure the ‘Northern home’ you have selected works on your site may be required, It’s important to document these revisions before issuing to consultants for coordination

  • Minor modifications to the architectural design are ok, Daymark can work with you on an hourly basis to ensure they are accommodated.

    • Client will consult with Daymark to review the selected design, if you are considering serious revisions a pre-designed home may not be for you. Daymark is happy to offer our architectural services for the design and documentation of a personalized custom home, it’s the basis of our practice. 

 

Contractor

 

  • Once we’ve confirmed the pre-designed ‘Northern Home’ selected suits your site, it’s time to interview General Contractors.

    • Based on the project’s geographical location, Daymark can provide a list of preferred contractors for your consideration, or alternatively we can work with your builder to ensure they have the expertise to execute a Daymark ‘Northern Home’.

  • Our designs have been lovingly poured over to ensure every detail has been considered and documented in a set of architectural documents, now all we need is a contractor to take the same amount of love and care in building your new dream home. Clients should be aware of Provincial requirements, in Ontario for example an insured builder licensed and registered with HCRA / Tarion offering warranty coverage under the Ontario New Home Warranties Plan Act (ONHWP Act) is required for the construction of a new home in specific situations.

  • Once a contractor has been selected architectural documents can be released to begin the pricing process.

 

Consultants

 

  • With the architectural design and working drawings complete the largest component of the design and documentation process is in hand, based on the pre-designed home selected and the municipal requirements the following consultants may be required. Project specific consultants will be retained and coordinated to ensure a full set of documentation is ready for planning / building permit submission.

    • Structural Engineering – required for all Ontario Building Code Part 4 items

    • Mechanical Design – Heat loss / gain calculations and layout of prescribed systems

    • Lot Grading – based on the municipal planning department requirements a Certified Tech or a Civil Engineer is required

    • Septic Design – typically septic design for permit is prepared by a licensed installer.

    • Truss and Engineered Floor Joist Design

    • Energy Modelling – When a residential dwelling until falls outside of a prescriptive based path (SB-12 energy requirements) of the Ontario Building code, consisting of windows and doors greater than 22% of the exterior façade area an energy model is required.

  • Consultant services are based on project complexity and municipal requirements. Consultant fees are separate and additional to the architectural package fee affixed to each pre-designed Daymark ‘Northern Home’, quotes shall be procured for review and approval prior to commencement.

  • Daymark can advise on the typical price range for required consultant services based on our experience and project complexity.

 

Municipal Approvals

 

  • Daymark will prepare and coordinate all necessary documentation to meet planning and building permit submission application requirements.

    • We take an approach to planning and design that is adaptable and responsive to the unique and varying requirements of each individual municipality, with attention to detail where it matters. Throughout site plan approval, consultation with authorities, and permit application process, we will ensure the success of your project.

  • Require a Minor Variance? While there are no guarantees, it helps to be prepared and professionally represented. Geographically dependant, Daymark can act as ‘Agent’ and represent client in municipal committee of adjustment meetings; documentation preparation and meeting attendance billed on an hourly basis + disbursements.

 

Construction

 

  • With planning approval form authorities having jurisdiction in place, Issued for Construction Documentation will be released to the selected General Contractor.     

Construction Administration

  • Daymark includes mandatory field reviews to document ongoing construction progress, and weigh it against the approved building permit documentation and conformance with Provincial / National Building codes.

    • Quantity and frequency of visits based on project location and contractor coordination.

  • Our meticulous review will be documented in field observation reports, which make note of any deficiencies on site and their rectification, keeping the contractor on track and alerting them of any issues. Field observations are accompanied by site photos taken the day of and are forwarded to client, contractor, and municipal authorities.

  • Following the completion of your project, a final site walk through will be carried out by Daymark, called Occupancy. An occupancy report may be required by your local municipality for the final sign-off. Any outstanding items will be flagged at this point for correction and a formal letter will be submitted to the Municipality.

 

Frequently Asked Questions

 

  • No. Where ‘The Northern Home’ by Daymark differs from ready made plan services is that our projects are fully supported. Just like our custom homes Daymark will take care of everything throughout the process from coordinating all of the consultants, coordinating with local authorities having jurisdiction requirements, preparing and submitting for municipal approvals and construction review. Our clients can rest easy and enjoy the process and excitement knowing they are in the hands of a licensed and insured professional.

  • Plans are the property of Adrian Worton and Daymark Design Incorporated. All Plans are protected by Federal Copyright Laws. Any use of the information contained herein without the prior written consent of Adrian Worton and Daymark Design Incorporated represents a violation of Federal Laws subject to the prescribed penalties.

  • Yes, if the dwelling is to be used for your own personal home or seasonal cottage. However in the case where a General Contractor is retained, by law they are required to be a licensed and insured Tarion approved builder in the Province of Ontario.

    To understand more about Tarion and the types of homes covered by law in Ontario please refer to: https://www.tarion.com/homeowners/you-buy/types-homes-covered

  • Yes, Plans in Ontario are supported with individual and firm BCIN qualifications as required by the MMAH. Daymark is fully insured meeting provincial requirements to provide architectural services to the public. The Northern Home is an extension and separate stream to our regular architectural services.

  • Yes. Change requests will be reviewed prior to the purchase of plans, an authorization for revisions will be prepared and agreed too, changes are billed on an hourly basis. Changes that are minor in nature to suit your property and municipal requirements are normal, if client requested changes are too extensive a pre-designed Northern Home may not be right for you and we would be more then happy to design you a new custom home through our regular client stream.