Please view our seasonal information video below, as well as an explanation of some common seasonal tasks.
Five to six months every year our province is covered with snow and ice, and has temperatures around or below zero degrees. This limits our ability to complete some exterior tasks that are weather dependent. We call these “Seasonal Tasks” and they include the following:
- Concrete driveways, sidewalks, rear parking pads
- Rough Grading
- Deck Stairs & Skirting
- Exterior Painting
- Landscaping & Fencing (if included in contract)
Our window of opportunity to complete this work is typically between the months of May-October. During the winter months, a backlog is created of homes all requiring the same work to be completed. Once the weather allows us to start these tasks, we send out our crews but unfortunately they can’t be everywhere at once so your patience while we get this work completed is appreciated. The following information will explain more about each task and what you can expect along the way.
Concrete and grading work:
Concrete work and Grading cannot start until frost in the ground from the winter has completely been thawed out and the ground is dry and firm. In most years the ground conditions allow us to start seasonal work by the middle of May but it could be earlier or later depending on how the lot faces and the soil conditions of the area. Due to the large amount of backlog from the winter months it is most efficient for us to move a crew into a subdivision and complete as much work as possible then move on to the next subdivision. We have multiple crews working in our areas but they can’t be everywhere at once. We do our best to complete all the work as soon as possible but delays can be expected due to rain and other unforeseen factors. We appreciate your patience as we work through the backlog. Please see the Grading Process sections for more info on rough & final grading.
Stairs & Skirting:
The installation of the permanent stairs and deck skirting cannot be completed until the front concrete driveway and sidewalk are completed. Our contractors will arrive unannounced and complete the job in full before leaving. Please note that the workers will plug in to your home to use power to complete their job. A temporary stair will remain on the front of the home until the contractors arrive to install the permanent one. Please note that the temporary stair and sidewalks may need adjustment before the permanent ones are in place. Please contact the seasonal department if you need adjustment to the front stair or sidewalks at any time.
The exterior painting of your home will get completed after the front stair and skirting is installed. There are multiple painting crews that work area by area until all the jobs are complete. The painters will show up unannounced to do the work and painting can sometimes be completed using a man lift to safely reach high areas of the home. Please note that we do not paint deck boards or pressure treat rear railings.
Parging is a grey stucco finish that is applied to the visible concrete foundation around the home. This work can take place any time and the crews will go area by area until the work is completed. Please be aware that the workers will need access to your water hose bib to clean the foundation prior to applying the parging and also to mix their material and clean up after.
Rough Grading process:
Rough Grading can begin when the frost has left the ground and the soil has firmed up enough to support heavy equipment such as trucks and bobcats. Please note that all necessary concrete must be completed before grading can start. We ask that you hold off on any fencing, deck building, and tree and shrub planting until the grading has been completed and approved. The weather plays a large part in our schedule, if it rains no work can proceed until the ground is dry and firm enough to continue with work. We appreciate your patience with weather delays as they are out of our control.
- The Grading contractor will survey the lot and install stakes along the property line to ensure the dirt is brought up or down to the appropriate elevation and proper slope.
- When your rough grading (bobcat work) has been completed it will be surveyed again and if the grading is completed to the lot design the survey company will issue a ROUGH GRADING CERTFICATE subject to the acceptance of the municipality. If there is a deficiency with the grading the surveyor may not issue the Rough Grading Certificate and a touch up will be required.
- When the Rough Grading Certificate has been completed we can now apply for a ROUGH GRADE INSPECTION by the municipality. An Inspector will come out and do a visual inspection of the property and approve the grade. If there is a deficiency with the grading the inspector may not pass the inspection and a touch up and re-inspection will be required.
- Once the Rough Grade Inspection is passed Pacesetter Homes will mail you a copy of the Lot Grading Certificate and Lot Grading Inspection. You can now proceed with your landscaping.
- The FINAL GRADE CERTIFICATE is the responsibility of the homeowner and their chosen contractor unless Landscaping is included in the Purchase contract.
Landscaping is only included if it is specified in your purchase contract. The landscaping will be completed to meet the architectural guidelines that are set by the developer of the community you live in. It will include topsoil, sod, and an edged shrub bed. If Pacesetter is completing your landscaping, we will proceed with it as soon as the Rough Grading is complete in an effort to complete your landscaping as soon as possible. Below are the steps followed to complete your landscaping and achieve the Final Grade Certificate and City Approval. Please note that our contractor will water after the initial install of the landscaping but after that it is the complete responsibility of the Home Owner to water and maintain all aspects of the finish landscaping. There will be no warranty on neglected sod, trees, and shrubbery. Landscaping Deposits do not apply to homeowners when Pacesetter provides the landscaping
- Rough Grading (bobcat work) is completed
- Landscaping is completed; Topsoil, sod, trees and shrubs are installed.
- The survey company will come and survey the lot again to ensure the elevations meet the design of the lot and will issue a FINAL LOT GRADING CERTIFICATE subject to the acceptance of the municipality. If there is a deficiency with the grading the surveyor may not issue the Final Lot Grading Certificate and a touch up will be required.
- When the Final Lot Grading Certificate has been issued we can now apply for a FINAL GRADE INSPECTION by the municipality. An Inspector will come out and do a visual inspection of the property and approve the grade. If there is a deficiency with the grading the inspector may not pass the inspection and a touch up and re-inspection will be required.
- Once the Final Grade Inspection is passed Pacesetter Homes will now mail you a copy of the Final Lot Grading Certificate and Final Lot Grading Inspection.
Landscaping Deposit Returns:
Once you have completed your landscaping (and fencing in some areas) to the area requirements and have passed the Final Grade Certificate and Inspection process you can now apply to have your landscaping deposit returned. Please request the deposit return to us by email at firstname.lastname@example.org and include copies of the Final Grade Certificate and Final Grade Inspection. Once we receive your request and required documents we will forward to the developer and they will conduct their own visual inspection. During the busy summer months, it may take up to 6-8 weeks for approval. Upon approval from the developer, Pacesetter will release the deposit and mail you a cheque for the deposit amount. If the landscaping does not meet the area requirements the inspection may not get approved and you may need to make the appropriate corrections and reapply for approval. A re-inspection fee may apply and if required will be deducted from your deposit so please follow the area landscaping requirements closely. Deposits do not apply to homeowners when Pacesetter provides the landscaping
We would like to thank you in advance for your patience during this busy time as we complete your seasonal work. If you should have any further questions or concerns please do not hesitate to contact us preferably by email at email@example.com or by phone at 780-733-7399.
Pacesetter Homes Seasonal Department