Custom Home Guide · Chapter 4 of 6
On-Site: The Construction Phase
By the time the excavator arrives, most of the build is already decided. What happens on site is execution — and a small number of moments where execution can still go wrong.
The sequence that actually matters
Excavation, foundation, framing, roof, envelope, mechanical/electrical/plumbing rough-in, insulation, drywall, finishing. The boundary between "still cheap to change" and "now it's expensive" sits squarely between rough-in and drywall. That's why the pre-drywall walkthrough is the most consequential meeting of the entire build.
Mechanical decisions you can't reverse
Heat pump sizing, HRV ducting routes, hot water system, glazing performance — all fixed by the time framing closes. Burnaby winters are mild but wet; window glazing and envelope detailing decided here are what keep walls dry for the next forty years. Get the glazing spec wrong on west-facing assemblies and you're reaching for blinds in July to keep the family room livable.
Owner decisions during the build
Homeowners who land their build on time make decisions on a builder's clock, not their own. Tile, cabinetry, plumbing fixtures, lighting layout — every two weeks something else has to be confirmed. A good builder maintains a running decision log; a great one shows you the decisions a month before they're needed so you can think instead of react.
When this chapter applies
A quick framing of when the advice above is the right advice — and when it isn't.
Best for
- Owners walking into framing with a finalised mechanical and finishing schedule.
- Builds where the supervisor hosts structured pre-drywall walkthroughs.
- Step 5 envelopes where airtightness detailing is reviewed mid-framing.
Fails when
- Decisions on tile, cabinetry or lighting are still open at insulation stage.
- Pre-drywall walkthrough is skipped or done without the homeowner present.
- HVAC contractor isn't on site until rough-in is finished.
Verify before acting
- Confirm a documented decision schedule in the builder agreement.
- Confirm a scheduled pre-drywall walkthrough with the supervisor and trades.
- Confirm blower door testing dates relative to the insulation schedule.
Go deeper in the Journal
Detail-level posts that expand on specific topics from this chapter.
Process
How Long Does a Custom Home Actually Take in Burnaby and BC?
Between sketch and keys, plan on 18 to 24 months. Anyone promising a Burnaby custom home in 12 is skipping steps. Here's where the variance actually lives, phase by phase, with the 2026 regulatory context.
Read · 9 min
Process
The Pre-Drywall Walkthrough: What to Check Before Insulation Closes the Walls
Once the drywall goes up, the bones of the house are hidden for the next thirty years. The pre-drywall walkthrough is the homeowner's last clean look at how their custom home was actually built.
Read · 8 min
Industry & Code
Heat Pumps and HRV in a Modern Burnaby Custom Home: What the Code Now Expects
Cold-climate heat pumps and balanced ventilation aren't the upgrade anymore — they're the baseline. Here's how they integrate in a current Burnaby custom home, and what to ask your mechanical designer.
Read · 9 min
Craft
Choosing Windows and Glazing That Survive a Burnaby Winter
Frame material, glazing package, low-E coating, install detail. Four decisions that determine whether your windows are still tight twenty years from now or fogging in their first wet season.
Read · 9 min
Official sources