# Design-Build Burlington | One Contract, Fixed Price

> Design-build custom homes in Burlington: one contract covers lot evaluation, design, permits and construction. $1M-$3M, 10% deposit, 5 milestone draws.

URL: https://customhomebuilderburlington.ca/design-build-custom-home/

![Design-build team reviewing drawings inside a framed custom home in Burlington](/images/misc/design-build-team-reviewing-printed-custom-home-dr.webp)

Single Contract Est. 2003

# Design-Build Custom Home Burlington, ON | Single Contract from Lot to Occupancy

Last updated: October 13, 2026

Our design-build model puts lot evaluation, design, engineering, permits and construction under a single contract, so nobody hands off responsibility when a drawing meets a site condition. One team, one fixed price and one project manager carry the project from first meeting to keys.

You pay 10 percent at contract, then five draws tied to permit, excavation, framing, mechanical rough-in and final occupancy, which means money only moves as the build visibly progresses. Design-build contracts typically run $1M to $3M.

Typical range

$1M-$3M

per design-build contract

Timeline

14-20 months signed design agreement to final occupancy

Request a Free Lot Evaluation

[#lot-evaluation-form →](#lot-evaluation-form)

 

Direct Desk: (647) 277-2001

[tel:+16472772001 →](tel:+16472772001)

14-18W

Permit Speed

7-Year

Tarion Warranty

$5M

Liability + WSIB

Request received

Thanks, we have your lot details.

We will call you back within 24 hours during business hours (Mon-Fri 8am-6pm, Sat 9am-3pm). Need us sooner? Call 

(647) 277-2001

[tel:+16472772001 →](tel:+16472772001)

.

Free Lot Review

## Discreet Assessment and Lot Review

Find out if your lot works before you spend on drawings. 24-hour callback during business hours.

-   14-18 Week Permits
-   Tarion 7-Year Warranty
-   $5M Liability + WSIB
-   OHBA Member
-   BCIN Part 9
-   Since 2003

The Short Version

## Custom Homes in Burlington, Explained

A custom home in Burlington is a one-off house designed for a specific lot, built under Ontario Building Code Part 9 and approved through Burlington Building Division. Most are design-build projects, where one firm handles the lot review, drawings, permits and construction. Whether you plan a luxury home on the lake or a Halton build on an infill lot, the same three questions decide the project: cost, rules and who builds it.

### What a custom home costs in Burlington

A turnkey custom home of 3,000 to 4,500 sqft in Burlington typically costs $1.1M to $2.4M, including design, engineering, permits, construction and landscaping. Luxury builds of 4,500 to 8,000 sqft, with natural stone, architectural glazing and custom millwork, run $1.6M to $3.5M. A written lot evaluation before any of that costs $4K to $12K. Where a Burlington project lands in those ranges depends on finished size, finish level and lot conditions: a ravine lot on Grindstone Creek or a Lake Ontario parcel adds studies and foundation work, while a standard serviced lot in Alton Village does not. Payment usually follows a draw schedule, with 10 percent at contract and five milestone draws, so money moves as the Halton build progresses.

### The rules under Burlington Zoning By-law 2020 and Halton Region

Three regulatory layers apply to most Burlington lots. Zoning By-law 2020 sets setbacks, lot coverage and height. The Halton Region Official Plan governs land use and servicing across the region. Lots north of Dundas Street or along Mountain Brow Road can also sit in the Niagara Escarpment Plan Area of Development Control, which needs a Niagara Escarpment Commission permit. On top of that, lots touching Grindstone Creek, Rambo Creek, Shoreacres Creek or the Lake Ontario shoreline fall under Conservation Halton regulation. Burlington Building Division sees roughly a 40 percent first-submission revision rate, so checking all of these before design is the cheapest step in any Burlington build.

### Who builds custom homes in Halton

In Ontario, anyone building a new home for a client must be registered with Tarion, which backs every home with 1-year workmanship, 2-year mechanical and 7-year major structural coverage. Permit drawings for Part 9 houses are prepared by BCIN-qualified designers or architects and engineered to OBC Part 9. Look for a Halton builder who carries $5M liability and WSIB clearance, belongs to the Ontario Home Builders Association (OHBA) and can show named Burlington projects. Ask how long their permits take: our in-house expeditor gets most Burlington projects to permit-in-hand in 14 to 18 weeks, against 24 weeks or more as the industry norm.

What We Do

## What Is Included in Design-Build Custom Home?

Our design-build model puts design, engineering, permits and construction under a single contract, so nobody hands off responsibility when a drawing meets a site condition. You pay 10 percent at contract, then five draws tied to permit, excavation, framing, mechanical rough-in and final occupancy, which means money only moves as the build visibly progresses.

-   Single contract: lot evaluation, design, engineering, permits, construction
-   Fixed price; no change orders without written approval
-   10% at contract + 5 milestone draws
-   In-house permit expeditor and dedicated project manager
-   Estimators at the design table, so drawings stay inside your budget
-   Committee of Adjustment variances handled in-house

![3D rendering and setback envelope drawing reviewed during design](/images/misc/3d-rendering-on-laptop-next-to-site-plan-and-setba.webp)

Design-Build

$1M-$3M

per design-build contract

Includes

Lot evaluationDesign + engineeringPermits + variancesConstructionDedicated PM

Timeline

14-20 months signed design agreement to final occupancy

Get a written number for your lot

[#lot-evaluation-form →](#lot-evaluation-form)

Custom Home Builder Burlington

[/ →](/)

 provides design-build custom homes, single-contract construction, fixed-price building and pre-construction design services throughout Burlington and Halton Region, backed by 22+ years combined Halton design-build experience. This page explains how design-build works, how it compares with hiring an architect and a separate builder, and how payments, permits and risk are handled under one contract.

## What Is a Design-Build Custom Home?

Design-build is a project delivery method where one firm is responsible for both designing and building your home under a single contract. Instead of hiring an architect, then an engineer, then tendering drawings to builders, you work with one team that carries the project from the first site visit to the keys.

For a custom home in Burlington, that team covers six things: the **written lot evaluation**, **

architectural design and 3D renderings

[/custom-home-architectural-design/ →](/custom-home-architectural-design/)

**, **structural and mechanical engineering**, the **

permit package and any variances

[/building-permit-application/ →](/building-permit-application/)

**, **construction** and **

project management

[/custom-home-project-management/ →](/custom-home-project-management/)

** through Tarion handover. The price is built during design and fixed before construction starts.

Michael R., who built twice before with a separate architect and contractor, put the difference plainly: both times he was the referee. With one contract, there was nobody to referee.

## Why the Single Contract Matters

The real benefit of design-build is accountability. On a traditional project, problems usually appear at the seams: the drawing that did not account for the actual grade, the structural detail the builder priced differently, the window spec that changed after tender. Each seam is a chance for a change order and a dispute about who pays for it.

Under one contract, there are no seams. When a drawing meets a site condition, the people who drew it and the people building it are the same team, and solving it is our responsibility.

## Design-Build vs Design-Bid-Build vs Hiring a General Contractor

|  | Design-build (our model) | Design-bid-build | General contractor only |
| --- | --- | --- | --- |
| Contracts | One | Two or more | One, after you supply drawings |
| Who designs | In-house BCIN designers + engineers | Your architect | Your designer |
| When price is known | During design, fixed before build | After tender | After drawings are complete |
| Who owns site problems | Design-build firm | Disputed | Usually you |
| Permit management | In-house expeditor | Architect or owner | Often owner |
| Typical permit time in Burlington | 14-18 weeks | 24+ weeks | 24+ weeks |

Design-bid-build still makes sense for some projects, especially when an owner has a long relationship with a particular architect. If you already have drawings, we can review and price them under a fixed contract.

## The Regulatory Side: Why Design-Build Saves Time in Burlington

Burlington sees roughly a 40 percent first-submission revision rate on custom home permits. Most revisions come from coordination gaps between architectural, structural, mechanical, SB-12 energy and grading drawings. In design-build, those disciplines are coordinated in-house before submission.

Our expeditor also handles the layers that sit around the building permit: **Zoning By-law 2020** compliance and any **Committee of Adjustment** minor variance, **Halton Region Official Plan** servicing requirements, **

Conservation Halton permits

[/halton-conservation-authority-permit/ →](/halton-conservation-authority-permit/)

** for regulated lots and **Niagara Escarpment Commission** development permits for lots in the Niagara Escarpment Plan area. Every home is engineered to **OBC Part 9**, designed by **BCIN**\-qualified staff, built to **TGS Tier 1** performance and enrolled with **Tarion**.

> **What this means for your schedule**
> 
> Most of our design-build projects reach permit-in-hand in 14 to 18 weeks, against 24 weeks or more as the industry norm, because the drawings are coordinated before they are submitted to Burlington Building Division.

## How Payments Work: 10 Percent and Five Draws

We never ask for more than a lot evaluation fee upfront. Here is how money moves after that:

1.  **Contract signing:** 10 percent of the fixed price.
2.  **Draw 1, permit:** released when the building permit is issued.
3.  **Draw 2, excavation:** released when excavation and foundation are complete.
4.  **Draw 3, framing:** released at framing and roof completion.
5.  **Draw 4, mechanical rough-in:** released at plumbing, HVAC and electrical rough-in.
6.  **Draw 5, final occupancy:** released at occupancy.

Ontario’s Construction Act holdback is retained on each draw and released after the holdback period. If you are financing, we line the milestones up with your lender. Try the split on your own number with our 

draw schedule calculator

[/tools/ →](/tools/)

.

## The Pre-Construction Phase in Detail

The pre-construction services agreement covers the work between the lot evaluation and the construction contract. It includes concept design, 3D renderings, design development, structural engineering, energy modelling and a line-item price. Because our estimators review each design iteration, you see the cost effect of decisions as you make them, such as adding a walkout, moving to a flat roof or upgrading to architectural glazing.

At the end of pre-construction, you have permit-ready drawings and a fixed price on letterhead. You decide whether to proceed.

## When Is Design-Build the Right Choice?

Design-build suits most Burlington custom homes, and it is especially valuable when:

-   The lot is regulated, sloped, waterfront or infill, so site conditions will shape the design.
-   You want the price fixed before construction, not discovered after tender.
-   You are relocating or working full-time and need one accountable contact.
-   The schedule matters, for example a move timed to a school year.

Start with a 

written lot evaluation

[/custom-home-lot-evaluation/ →](/custom-home-lot-evaluation/)

. It is the first step of every design-build project, and it is the only fee before you sign anything.

Transparent Pricing

## How Much Does Design-Build Custom Home Cost in Burlington?

Typical range: $1M-$3M per design-build contract. You receive a line-item price on letterhead before you sign, and no change order happens without your written approval.

Deposit

Only the lot evaluation fee before contract, then 10 percent at signing.

Five milestone draws

Permit, excavation, framing, mechanical rough-in and final occupancy.

Change orders

None without your written approval. Finish allowances are written into the contract.

| Feature | Typical Provider | Custom Home Builder Burlington |
| --- | --- | --- |
| Contracts | Architect contract + builder contract | One design-build contract |
| When you learn the price | After drawings are finished and tendered | During design, fixed before construction |
| Site-condition problems | Disputed between designer and builder | Owned and solved by one team |
| Payments | Large deposits up front | 10% at contract + 5 milestone draws |
| Permit timeline | 24+ weeks | 14-18 weeks |

Estimate your own budget with the 

custom home cost estimator

[/tools/ →](/tools/)

.

Why Us

## Why Choose Custom Home Builder Burlington for Design-Build?

A calm, exacting process backed by numbers, by-laws and named projects.

### No referee role for you

When a drawing meets a site condition, the same team that drew it solves it. No finger-pointing between architect and builder.

### Budget built into the design

Estimators review drawings as they develop, so you never finish a design you cannot afford to build.

### Money follows progress

10 percent at contract and five milestone draws you can see on site. Construction Act holdback handled on each draw.

### Permits on one desk

City, Halton Region, Conservation Halton and NEC applications managed by one in-house expeditor.

### One project manager

One phone, one email, one contact from consultation to occupancy.

### Fixed price in writing

No change orders without your written approval. The number you sign is the number you pay unless you upgrade.

How It Works

## How Does Design-Build Work?

Every step has an owner, a document and a date.

1.  1
    
    ### Written lot evaluation
    
    Zoning, envelope, agency flags and a budget range before any contract. The only fee before signing.
    
    About 2 weeks
    
2.  2
    
    ### Pre-construction agreement
    
    Design, renderings and engineering with live pricing, ending in a fixed price on letterhead.
    
    8-14 weeks
    
3.  3
    
    ### Contract and permits
    
    10 percent at contract. Building permit, variances and agency permits handled in-house.
    
    14-18 weeks
    
4.  4
    
    ### Build in five draws
    
    Permit, excavation, framing, mechanical rough-in and final occupancy draws, each tied to visible progress.
    
    10-14 months
    
5.  5
    
    ### Handover
    
    Occupancy inspection, PDI walk-through and Tarion enrolment with the same project manager.
    
    Move-in
    

Free Planning Tools

## Plan Your Budget Before You Call

### Burlington Custom Home Cost Estimator

Estimate a realistic budget range for a custom home in Burlington and Halton by size, build tier and lot conditions.

Use the calculator

[Burlington Custom Home Cost Estimator →](/tools/custom-home-cost-estimator/)

### Custom Home Draw Schedule Calculator

See how a fixed contract price splits into a 10% deposit and five milestone draws.

Use the calculator

[Custom Home Draw Schedule Calculator →](/tools/construction-draw-schedule-calculator/)

## Find out if your lot works before you spend on drawings.

Written lot evaluation in about two weeks. No deposit, no construction contract.

Request a Free Lot Evaluation

[/contact/ →](/contact/)

 

(647) 277-2001

[tel:+16472772001 →](tel:+16472772001)

Our Work

## Design-Build: Recent Work Across Halton

Site and finished-home photos from our Burlington and Halton projects. Select any image to enlarge.

 

See all projects

[/projects/ →](/projects/)

Client Experience

## What Clients Say About Our Design-Build Work

Every quote below is from a client who signed a fixed-price contract with us. We do not display a star rating because we have not imported third-party reviews.

> "I have built twice before with an architect and a separate contractor, and both times I was the referee. One contract changed everything. The draw schedule matched what we could see on site, and there were no change orders I had not signed."

**Michael R.**, Headon Forest$1,040K transitional

> "Our ravine lot sits close to the escarpment, so we expected years of approvals. The lot evaluation laid out the Conservation Halton and Niagara Escarpment Commission path in plain language before we paid for drawings, including the slope study we would need. Because the walkout design followed the actual grades, the excavation stayed on budget. We have been in the house for a year and the Tarion 1-year inspection list was two small items, both fixed within a week."

**Robert T.**, Tyandaga$1,690K farmhouse

> "Quote they wrote in January was the price we paid at occupancy in November. Zero change orders. Halton Conservation issues flagged day one, redesigned, permit-in-hand in 15 weeks."

**David and Sarah M.**, Aldershot$1,340K modern

FAQ

## Design-Build Questions

Straight answers about design-build custom home in Burlington and Halton.

Have a question about your own lot?

Request a Free Lot Evaluation

[/contact/ →](/contact/)

 

(647) 277-2001

[tel:+16472772001 →](tel:+16472772001)

What is the difference between design-build and hiring an architect then a general contractor?

In design-build, one firm holds a single contract for design, engineering, permits and construction, so one team is accountable for both the drawings and the price. In the traditional design-bid-build route, you hire an architect or designer first, then tender the finished drawings to general contractors. That means two contracts, a second pricing round after design is done, and gaps when drawings meet site conditions. Design-build removes those gaps and puts estimators at the design table, so the design stays inside the budget you set.

How does your 5-stage draw schedule work?

Before contract, you pay only the lot evaluation fee. At signing, you pay 10 percent. The balance is split into five draws released at visible milestones: permit issued, excavation and foundation, framing, mechanical rough-in and final occupancy. If you finance with a construction mortgage, we align the draws with your lender's inspection schedule. The Ontario Construction Act holdback is retained on each draw as the law requires.

Is design-build more expensive than design-bid-build?

Usually not, once you count the whole project. Design-bid-build can look cheaper at tender, but cost surprises often appear later as change orders when drawings meet site conditions. Design-build prices the work while it is being designed, which avoids paying for a redesign and avoids most change orders. Our fixed price includes everything from lot evaluation to occupancy.

Who owns the drawings in a design-build contract?

Our pre-construction services agreement sets out ownership and use of the drawings. In practice, the drawings are prepared for your project and your lot, and the agreement explains what happens if you choose not to proceed to the construction contract. We walk you through it before you sign.

What happens if the site reveals a problem after we sign?

Most site risks are flagged in the written lot evaluation before contract: zoning, setbacks, regulated areas, servicing, trees and grading. If a genuinely unforeseeable condition appears, such as buried debris below the surveyed depth, we document it, price the response in writing and proceed only with your written approval.

Is the contract based on CCDC documents?

Our contracts follow established Canadian construction contract practice, with a fixed stipulated price, a clear draw schedule, written allowances and a written change order process. We review every clause with you before signing.

Can I start with design-build if I already have drawings?

Yes. We review existing drawings against the lot evaluation and Zoning By-law 2020, flag any conflicts and then price and build them under a fixed contract. You still get one contract for permits and construction.

How long does a design-build project take?

Plan on 14 to 20 months from signed design agreement to final occupancy: roughly 8 to 14 weeks of design, 14 to 18 weeks for permits, overlapping where possible, and 10 to 14 months of construction.

Keep Exploring

## Related Services

 

![Measuring setbacks with survey stakes on an empty Burlington lot](/images/misc/builder-measuring-setbacks-with-tape-and-survey-st.webp) Permits + Lot

[/custom-home-lot-evaluation/ →](/custom-home-lot-evaluation/)

### 

Custom Home Lot Evaluation

[/custom-home-lot-evaluation/ →](/custom-home-lot-evaluation/)

$4K-$12K

A written feasibility report on your lot before any contract: what you can build, what it will cost and what could stop it.

Fixed price . Tarion 

Details

[/custom-home-lot-evaluation/ →](/custom-home-lot-evaluation/)

 

![Architectural elevations and 3D rendering of a custom home in our design studio](/images/misc/architectural-drawings-elevations-and-3d-rendering.webp) Design + Specialty

[/custom-home-architectural-design/ →](/custom-home-architectural-design/)

### 

Custom Home Architectural Design

[/custom-home-architectural-design/ →](/custom-home-architectural-design/)

$85K-$180K

Concept through permit-ready drawings and 3D renderings, designed around your lot's real envelope and budget.

Fixed price . Tarion 

Details

[/custom-home-architectural-design/ →](/custom-home-architectural-design/)

 

![Permit drawing set with site plan and grading plan on a desk in our Burlington office](/images/misc/permit-drawing-set-with-site-plan-grading-plan-and.webp) Permits + Lot

[/building-permit-application/ →](/building-permit-application/)

### 

Burlington Building Permit Application

[/building-permit-application/ →](/building-permit-application/)

$8.5K-$24K

Our in-house expeditor prepares, submits and tracks your permit, variance and agency approvals on one desk.

Fixed price . Tarion 

Details

[/building-permit-application/ →](/building-permit-application/)

 

![Project manager with a tablet beside a timber-framed custom home in Burlington](/images/misc/project-manager-in-white-hard-hat-and-hi-vis-vest-.webp) Project Management

[/custom-home-project-management/ →](/custom-home-project-management/)

### 

Custom Home Project Management

[/custom-home-project-management/ →](/custom-home-project-management/)

Included in every build

One project manager from first consultation to occupancy: one phone, one email, one contact. Included in every build.

Fixed price . Tarion 

Details

[/custom-home-project-management/ →](/custom-home-project-management/)

![](/images/misc/custom-home-framing-at-golden-hour-on-established-.webp)

Start With the Lot

## Ready to price your design-build project?

Book a written lot evaluation. You get zoning, setback envelope, Conservation Halton and Niagara Escarpment flags and a realistic budget, typically within two weeks, before any construction contract.

Request a Free Lot Evaluation

[/contact/ →](/contact/)

 

Call (647) 277-2001

[tel:+16472772001 →](tel:+16472772001)

-   No obligation
-   24-hour callback
-   Fixed price before you sign
-   Tarion registered