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meloj
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# Posted: 26 Mar 2021 11:06
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I believe I am going to move ahead with my property to create a more comfortable recreational cabin. Right now we have a little bunkie which does the job but the wife would like a few more comforts which will also allow us to stay longer. We are up in North Frontenac near Plevna and its a good 4 hour drive but the township while beautiful also seems to be pretty flexible with building. I have had some conversation with the building inspector to sort some options and he was very helpful.
Here are some of the options I am considering and would love some feedback if any other Ontario folks have gone these routes. Family of 5 with 2 dogs, so we need some space and sleeping capacity. I have a reasonable amount of skill in building and have a few family members that have good skills I can lean on, however it's more of a time issue so getting a shell or jumpstart would be huge. I don't mind spending 30-40k (up to 60) on the base shell and doing improvements over time. Though if I have a finished product I might consider some renting to help cover the costs.
1. Park Model Trailer - Our township allows trailer permits and you can add sheds/accessory buildings even with a trailer. I have been looking at options for used models that are in reasonable shape. I would add on a deck and a screen room for the various Ontario bug seasons. The benefit is you can pull up a ready to use trailer and convert it to off the grid with not too much work. Obviously space wise they can be a little tighter and not as great for Ontario winters. Still in my 30s so would likely use this option till we are closer to retirement and then build a dream cottage.
2. A shed/shell. I talked to inspector about this option and I would be allowed as long as its min 400sq feet and is installed on piers/approved footings. The min size was a welcomed surprise. The bigger challenge is that I would need a crane installation but I think I can likely source someone. I talked to Northern Sheds which is popular and they would not do crane install or two section units. I know others have converted the pre-built sheds and I should be able to find one that will make a few upgrades like 2x6 floors. I am trying to find one that will potentially ship two sections so it can be less narrow. Or I would do an addition to a smaller 12x30 type of structure. The benefit here is getting a shell delivered and that helps my speed and options of finishing the inside. With a few improvements and not sitting on the ground I believe that should help the longevity of the building.
3. Modular/Mobile - I have seen some pretty decent modular or fancier mobile cabins. You can get some nice ones like the Fairmont brand and even in the 60-70k range. My issue with these though is they kinda are too fancy for a rustic cabin. So if I could find something like this but more like a cabin that would be great. I don't want a fancy kitchen and its way over built for a off grid cabin.
4. Pre-fab or kits. Not sure how many have gone this route. There are a few options I have seen that make the process easier. However I am not sure the cost savings is really there vs hiring a crew and sourcing the materials. If its delivered in sections I would build it with a few others as the time factor a big benefit. I would like this kind of option if I could find a reasonable priced one.
5. Building - The full option of course is sourcing all the materials locally from a plan and finding a local crew to build my shell. Once the shell is done I would take over. I have looked at a few styles a 1.5 story like 20x32 with a loft (2 8ft dormers) or a single story that is 26x34 or similar 750-900sq ft. I would assume vs pre-fab this would be cheaper for materials but I have yet to quote them + labour in the area.
6. Sell my land. We actually looked at this option. We got a killer deal on the property and the region has gone up a ton, kinda like all of Ontario at the moment. So have considered cashing out the investment and go back to renting cottages with the intent to buy something in the future again. However we do have a 5 acre property with all season road access, a level build site and lake access via a channel that runs between two good sized lakes. So it would be difficult to let it go. However to enjoy the property we need to make some improvements.
Let me know fellow Ontarians or QC neighbours if you have gone with some of these options.
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Brettny
Member
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# Posted: 26 Mar 2021 12:01
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Have you called a local contractor and asked for a price to dry in a shell?
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Steve_S
Member
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# Posted: 26 Mar 2021 12:03
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WOW, I almost bought a property in Plevna a couple of years ago, nice lot, great area BUT had a burnt house on it, septic & well were condemned and tagged so I skipped it.
I designed & built my own Hi-Efficiency home and that was fun BUT lessons learned, it could'a been easier given I built for 500 square feet.
The Hindsight 20/20 would have been to buy a 2 Story "Garage Kit" and to install a 5' Double Patio door into one Bay Door spot and just a regular set of windows in the other Door Bay spot, open concept main floor with BR's & full bath upstairs.
To meet code requirements, it would have to be a 2x6 16oc or 24oc design. Home Hardware has excellent plans and even complete kits which you can modify.. ie No Garage Doors and so on. All you need to put that on is a Frost protected Slab Foundation which can also accommodate Radiant Heating making for a very comfy retreat.
See here:
https://www.homehardware.ca/en/garage-packages/c/7228
Note the garages with Dormer Windows that have an open second floor you can have fun with for BR's etc.
See here for the Radiant Heating System I used. These guys are terrific, they'll help design the system and set everything up for an easy installation. Their support is EXCELLENT and prices quite resonable. A GOTCHA ! If ordering from them, make sure they send everything in ONE shipment otherwise you get dinged extra at the border. They are in Vermont.
https://www.radiantcompany.com/
PreFab from someone like Guildcrest or Seaway are an option but they are NOT cheap. They are for the most part "drop on foundation" tie it together and voila. Some are a little more oriented towards offgrid as well.
Foam Insulation of course is the best followed by Rockwool (Roxul). You could not pay me to ever use fiberglass ever again ! Mice nest in it and bugs love it too plus it wicks moisture.
Building with a Cool Roof System plus siding installed in a Rainscreen fashion which both allow for air movement between the exterior cladding & the physical structure provide a thermal break making the home much more comfortable & liveable while reducing heating & cooling costs.
Attached two PDF's on Cool Roof method. Site now gone, owner fell victim to Covid.
NOTE My home has never been warmer that 26C when it was 40C outside and upstairs is only 2C warmer than main floor. There is very little temp difference in winter between upstairs & down. No cold or hot spots either.
Do consider into your design the use of Solar Power from panels and possibly solar hot water as well. Solar has come down a LOT and so have batteries for the careful cautious shopper too. THIS SITE is Not for Solar System design & support, feel free to visit us at https://diysolarforum.com/index.php
Hope it helps, Good Luck
Steve_S (same at DIYSolar)
PS: I am Offgrid Solar Powered, rural & remote near Algonquin Park.
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Brettny
Member
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# Posted: 26 Mar 2021 12:08
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Also if this is an investment I would take out option 1 and 2.
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meloj
Member
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# Posted: 26 Mar 2021 14:28
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Yes HH is on my list to connect with for various reasons. We are only like 10 minutes out from their Plevna location and they were great to work with when I built my bunkie. Did the whole plan and supply list and as soon as they were able they dropped it off in a nice neat load. They supply most of the area.
I will for sure look at their garage loft plans! I have looked at their beaver home plans and would look at modifying some of them for our needs.
My brother in law has property close by and we happened to find a deal out that way about 3.5 years back. Originally we were looking more towards Perry Sound but this area ended up at the time being a great deal.
I have not looked at putting down a slab yet. I would imagine that would be a bit more costly than the more common piers option. Our lot is mostly bedrock, I have to dig a few holes to test the area the cabin would go but considering our lot is very high in exposed bedrock that area likely has no more than 6 inches to a foot of soil over the rocks. So we would have to drill into the bedrock for the piers.
This will be a cabin/ recreational cottage so I want to keep the cost down vs if we were building a full time home. I would not mind living there full time but I don't think my family would like it so much.... the local school has like 30 kids in total.
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meloj
Member
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# Posted: 26 Mar 2021 14:30
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I have not yet talked to a local builder yet. That is on my list to do this spring.
This area does have trailer permit allowance so it's not unusual that listings come up with a mobile home, trailer cottage on the property and sell for pretty high prices. So even if we did plan to sell it in the future any improvement should still increase the value of the property.
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