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 3 + EL-4 envelopes (and the Step 5 voluntary builds) 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 in 2026?
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 · 11 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 Burnaby Custom Home: What the 2026 BC Code Requires
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 · 11 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