If you’re planning to build or renovate a home in Toronto, one of the most important decisions you’ll make is choosing the right architect—and knowing when to bring them into the process.

As a Toronto real estate broker, I’ve worked with countless clients who’ve bought homes with big dreams of transforming them—only to discover the roadblocks that come with poor planning or mismatched professionals. Here’s what I’ve learned, and what I always share with my clients before they invest in a home that needs major work.

Please find more articles on my website by following these links:

• How to Build a Custom Home in Toronto: A Comprehensive Guide
• The Role of Art and Design in Homes: Elevating Luxury Properties in Toronto

1. Hiring an Architect Too Late

Many buyers call an architect after the deal is done—but by then, it may be too late. The lot or house may not support their dream design due to zoning restrictions or structural limitations.

What to do instead:
Bring an architect into the buying process. The right professional will evaluate feasibility, flag limitations, and help you envision realistic possibilities—saving you money and disappointment.

🔑 Pro Insight: The right property isn’t just about location—it’s about what’s possible to build there.

2. Choosing an Architect Based on Price, Not Fit

Not all architects are equal—and pricing doesn’t always reflect value. A lower-cost architect unfamiliar with your area could lead to costly redesigns and delays. On the other hand, a top-tier firm might deliver a design that over-improves your property for its location.

The smarter move:
Choose an architect with experience in your neighbourhood. They’ll understand local zoning bylaws, permit expectations, and market trends—and design accordingly.

💡 Key Takeaway: The most expensive mistake is hiring the wrong “expert.”

3. Underestimating How Long Everything Takes

In Toronto, planning and permits are slow—often much slower than homeowners expect.

Here’s a realistic breakdown:

• Design Phase: 2–4+ months
• Permit Approvals: 1–3+ months
• Construction: 6–12+ months

Build in buffer time for city reviews, changes, and site coordination. Rushing this stage usually backfires.

🧠 Reminder: Slow planning protects your budget, your design—and your sanity.

4. Not Being Transparent About Your Budget

Many homeowners wait until design is complete to ask, “Can I afford this?” But at that point, they’ve already invested thousands in plans they may not be able to build.

Better approach:
Share your full budget upfront. A good architect will work within it—or tell you what adjustments are needed before you commit. I often bring in trusted builders early to review estimates during the design phase.

💬 Reality check: Budget conversations are not awkward—they’re essential.

5. Assuming the Architect Does It All

Architects aren’t project managers. Homeowners are often surprised to learn that basic services—like applying for permits or supervising the contractor—aren’t always included.

What to clarify from the start:

• Do they assist with permits?
• Will they visit the site during construction?
• Do they coordinate with engineers or interior designers?
• Are revisions included if you change your mind?

📋 Scope matters. Know what’s included—and what’s not.

6. Treating Design, Construction, and Resale as Separate Conversations

Designing a home without considering resale can lead to overbuilt spaces that don’t align with local buyer expectations.

The most successful projects?
They involve the realtor, the architect, and the builder from day one. When these professionals collaborate, your home becomes not just beautiful—but strategically valuable.

🔍 Remember: Your architect designs the house. Your realtor helps protect your investment.

Final Thoughts

Toronto isn’t an easy city to renovate or build in—but it is possible to do it right. With the right team, a realistic timeline, and clear goals, your renovation or new build can be both rewarding and financially sound.

If you’re thinking about buying a property with construction potential—or you own a home and want advice on how to increase its value through smart renovations—I’m here to help.

📨 Contact me directly at 647.294.3039 or email me at Olena@AgentOlena.com.