You have a property and an idea
You own a lot or a home and know roughly what you want, but there are no plans yet. Planning turns that idea into a scope you can design and price. See Custom Homes.
SERVICES
RESIDENTIAL
Design-Build & Planning
Planning that turns an idea and a property into a clear scope, budget and schedule before construction is priced, for custom homes, cottages, renovations and additions across Durham Region and Kawartha Lakes.
01 / OVERVIEWDESIGN-BUILD & PLANNING
DESIGN-BUILD & PLANNING
Plan the project before you price it
Most building projects start with an idea and a property, not a set of finished drawings. The decisions made at that stage, about scope, budget and design, shape everything that follows.
Henley Contracting's Design-Build & Planning service brings us in at the start. We help owners across Durham Region and Kawartha Lakes work through what they want to build, what the property allows and what it is likely to involve, before construction is priced.
Bringing a builder in early gives you a clearer picture of scope, budget and timing while the plans can still change, and fewer surprises once work begins.
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01 / GOALS
What you want to build and why, put into a clear brief.
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02 / PROPERTY
What the lot or the existing house allows.
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03 / BUDGET
A realistic range, tested against the scope early.
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04 / PLAN
A clear path from idea to construction.
02 / WHAT WE BUILDDESIGN-BUILD & PLANNING
Who planning helps
You are deciding between options
Renovate or build new? Build up or out? A cottage now or a year-round home? Planning helps you compare the options before you commit to one. See Major Renovations and Home Additions.
Your plans need a builder's eye
You have drawings in progress and want construction, cost and site questions answered before they are finished.
Your property is not straightforward
A waterfront lot, a slope, a long rural driveway or an existing building to work around. Properties like these benefit most from planning early. See Waterfront Homes and Custom Cottages.
03 / APPROACHDESIGN-BUILD & PLANNING
What planning covers
Six things are worked through during planning. Settling them early is what keeps the design, the budget and the schedule pointing in the same direction.
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01
Goals and priorities
What you want to build, what matters most and what can wait.
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02
The property
The lot, access, services and, for a renovation, the existing house.
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03
Scope
A clear description of the work, so everyone is planning the same project.
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04
Budget
A realistic range for the scope, tested while the design can still change.
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05
Approvals
The approvals the project is likely to need, which vary by municipality and by property.
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06
Schedule
When you hope to start and finish, and the order in which decisions need to be made.
04 / IN FOCUSDESIGN-BUILD & PLANNING
Why plan before pricing
Projects most often go off track in the gap between the drawings and the build: plans that cost more than expected, details nobody resolved, and decisions made in a hurry on site. Planning closes that gap before it opens.
When design and construction questions are answered together, the drawings reflect what can be built within your budget, and the price is based on decisions already made rather than allowances and guesses.
- Plans that match the budget, not the other way around
- Cost and site questions answered before drawings are finished
- Fewer changes once construction starts
- A clearer picture of timing from the start
- One team carrying the project from planning into construction
Ready to start? Tell us about your project to get started.
05 / PROCESSDESIGN-BUILD & PLANNING
How planning works
Planning follows the same path as every Henley project, with the most attention on the early stages.
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Discover
Tell us about the property, what you want to build and roughly when. Tell us about your project. It takes a minute.
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Assess
We look at the property or the existing house, your goals and the budget range you are working within.
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Define
We turn your ideas into a clear scope and talk through the options and priorities with you.
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Design
Plans are developed or refined alongside your designer and other specialists, so design and construction questions are answered together.
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Price
The project is priced and scheduled, ready to move into construction.
Already have plans? We can review them with you and price the build.
06 / SERVICE AREASDESIGN-BUILD & PLANNING
Where we plan and build
Not sure whether your property is in our area? Tell us about your project and we will let you know.
Durham Region
Our head office is in Oshawa, and we plan and build projects across Durham Region, on town lots and rural properties.
Kawartha Lakes
To the north, we plan and build homes, cottages and renovations across Kawartha Lakes, in town and on the water.
07 / WHY HENLEYDESIGN-BUILD & PLANNING
Why owners plan with Henley
A builder's view early
Construction, cost and site questions are answered while the plans can still change.
Clear project planning
Scope, budget and schedule are defined before construction begins.
Property-first thinking
We start with the lot or the existing house, and plan the project around it.
One team throughout
The same team carries the project from planning into construction, with clear updates along the way.
Regional experience
A family-run, local builder with our head office in Oshawa, building in town and on the water across Durham Region and Kawartha Lakes.
RELATED PROJECTSDESIGN-BUILD & PLANNING
Selected projects
QUESTIONSDESIGN-BUILD & PLANNING
Frequently asked questions
Can't find your answer? Tell us about your project and ask us directly.
What is Design-Build & Planning?
It is how we get involved before construction is priced. We help you work through your goals, the property, the scope, the budget range and the schedule, and we work alongside your designer and other specialists so design and construction questions are answered together.
Do I need plans before I contact you?
No. Many projects start with a property and an idea. Planning is how that idea becomes a scope that can be designed and priced. If you already have plans, we can review them with you.
Do you work with my own designer or architect?
Yes. We work alongside your designer and other specialists, so questions about construction, cost and the site are resolved before the drawings are finished.
What kinds of projects does planning cover?
Custom homes, waterfront homes, custom cottages, major renovations, home additions, boathouses, and garages and accessory buildings.
Why involve a builder before the design is finished?
Because the design sets the cost. A builder can flag cost, site and construction questions while plans can still change, which leads to drawings that match the budget and fewer changes once construction starts.
How does planning help with the budget?
The budget range is tested against the scope early, while the design can still change. That way the plans reflect what you want to spend, rather than finding out once the drawings are finished.
What should I have ready for a planning conversation?
It helps to know the property address or location, what you want to build, your rough timing and the investment range you have in mind. Surveys, sketches, photos or plans are useful if you have them, but you do not need them to start the conversation.
YOUR NEXT CHAPTER STARTS HERE
Tell us about your project.
A few details is all we need. Sarah from our office will text you shortly from (905) 576-9714.
