Frequently Asked Questions.
Get quick answers to common questions about our system, process, and support. If you don’t find the answer here, feel free to reach out!
Company
What is Perma | gentle?
Perma | gentle is a Vancouver Island design and construction company that brings planning, design, and building together under one process.
The company combines the design and development approach of gentlehomes with over 50 years of construction experience through Perma Construction. Rather than separating design, budgeting, permitting, and construction into disconnected phases, we work to create a clearer path from the earliest ideas through completion.
We work on custom homes, multi residential projects, renovations, and development opportunities throughout Vancouver Island, including Victoria, Oak Bay, Saanich, the Cowichan Valley, and surrounding communities.
Our approach is rooted in thoughtful design, practical construction knowledge, and long term relationships. Whether someone is imagining a future home, evaluating a property, planning a custom build, or exploring development potential, we help guide the process from possibility to reality.
What services does Perma | gentle provide?
Perma | gentle provides planning, design, and construction services for residential and development projects throughout Vancouver Island.
Our services may include:
• Property and land evaluation
• Feasibility studies
• Predesign and project planning
• Custom home design
• Renovations and additions
• Development consulting
• Permit coordination
• Construction budgeting
• Design build project delivery
• Construction management
• General contracting
Depending on the project, we can support clients from the earliest stages of property evaluation through design, permitting, construction, and long term stewardship.
Where does Perma | gentle work?
Perma | gentle works throughout Vancouver Island and the Southern Gulf Islands.
Our primary service areas include Victoria, Oak Bay, Saanich, North Saanich, Sidney, View Royal, Esquimalt, Metchosin, the Cowichan Valley, Shawnigan Lake, Mill Bay, Duncan, Qualicum Beach, Nanaimo, and surrounding communities.
We also consider select projects in rural, waterfront, and acreage settings where thoughtful design and construction can contribute positively to the land and community.
Who is Perma | gentle for?
Perma | gentle is for people who want more than a set of drawings or a construction contract.
Many of our clients are planning a custom home, evaluating land, renovating an existing property, or exploring a development opportunity. Some are building a family home, while others are creating a multi generational property, a secondary residence, or a long term investment.
We work best with clients who value thoughtful design, clear communication, and a collaborative process. Whether you are just beginning to explore possibilities or ready to move forward with planning and construction, we help bring clarity to the next step.
How is Perma | gentle different from a traditional architect?
Traditional architectural services often focus primarily on design and documentation.
Perma | gentle takes a broader approach by integrating planning, feasibility, budgeting, permitting, design, and construction into a connected process. Our work begins before design starts and continues long after drawings are complete.
Because of our combined experience in development, design, and construction, we consider not only how a project looks, but also how it will be built, approved, budgeted, and maintained over time.
Where appropriate, we collaborate with architects, engineers, consultants, and contractors to help deliver a successful project.
How is Perma | gentle different from a builder?
Most builders become involved after a project has already been designed.
Perma | gentle can become involved much earlier. We help clients evaluate land, establish project goals, understand budgets, explore feasibility, and develop a clear plan before construction begins.
By bringing design and construction thinking together from the beginning, important decisions can often be made earlier, reducing uncertainty and creating a smoother path through design, permitting, and construction.
What is a design build company?
A design build company provides both design and construction services through a coordinated process.
Instead of hiring separate designers, consultants, and contractors who may work independently, design build creates a more integrated approach where planning, design, budgeting, and construction are considered together.
This often results in clearer communication, better coordination, earlier cost feedback, and a more efficient project experience.
At Perma | gentle, design build means bringing thoughtful design and practical construction expertise together from the earliest stages of a project through completion.
Building a Home
How much does it cost to build a custom home on Vancouver Island?
The cost of building a custom home on Vancouver Island varies significantly depending on location, site conditions, design complexity, level of finish, and project size.
For many custom homes in Victoria, Oak Bay, Saanich, and surrounding communities, construction costs often range between $400 and $700+ per square foot, excluding land costs. Waterfront properties, challenging sites, premium finishes, and highly customized homes may exceed this range.
One of the most important factors affecting cost is not the size of the home, but the complexity of the site and the level of detailing involved.
We typically recommend beginning with a feasibility and budgeting process before design starts so that decisions are aligned with project goals and budget expectations from the outset.
What is the first step in building a custom home?
The first step is not design. The first step is clarity.
Before plans are drawn, it is important to understand your goals, lifestyle, budget, timeline, property considerations, and overall vision for the project.
A successful project begins by answering questions such as:
• Why are you building?
• Who is the home for?
• What does life in the home need to support?
• What budget range is realistic?
• What type of property is required?
Once these foundations are established, design can move forward with greater confidence and fewer surprises.
Do I need land before hiring a designer?
No.
Many clients begin the process before purchasing land.
In fact, involving a design professional early can help avoid purchasing a property that may not support your goals, budget, or intended use.
We often help clients evaluate properties before purchase by considering factors such as zoning, setbacks, topography, servicing, environmental constraints, access, views, sunlight, and development potential.
Understanding what is possible before committing to a property can save significant time and money.
Can you help me find and evaluate land?
Yes.
We regularly assist clients in evaluating potential properties throughout Vancouver Island.
Our role is not to replace a realtor but to help identify opportunities and constraints that may influence the success of a future project.
Depending on the property, we may review:
• Zoning and land use regulations
• Building setbacks and restrictions
• Site topography
• Servicing availability
• Access and circulation
• Environmental conditions
• Development potential
• Construction complexity
• Long-term value considerations
This process can help clients make more informed decisions before purchasing land.
How long does it take to build a custom home?
Every project is different, but most custom homes involve several phases.
A typical project may include:
• Predesign and planning: 1 to 3 months
• Design and documentation: 3 to 8 months
• Permitting and approvals: 2 to 8 months
• Construction: 10 to 18 months
More complex projects, waterfront properties, rural sites, or development applications may require additional time.
The most successful projects begin planning well before construction is expected to start.
What should I know before buying land?
Before purchasing land, it is important to understand more than the property boundaries.
Questions worth exploring include:
• What can legally be built on the site?
• Are services available?
• Are there environmental constraints?
• Are there development permit requirements?
• Is the topography suitable for construction?
• Are there significant infrastructure costs?
• How does orientation affect sunlight and views?
• Does the property support your long term goals?
Land often represents the most important decision in the entire project. Careful evaluation before purchase can prevent costly surprises later.
Can I build on rural acreage?
In many cases, yes.
Rural and acreage properties can offer privacy, connection to nature, flexibility, and long term value. However, they often involve additional considerations including wells, septic systems, access roads, environmental regulations, fire protection requirements, and utility servicing.
The opportunities and constraints vary significantly from property to property.
Evaluating these factors early helps establish realistic expectations for budget, timeline, and development potential.
Should I build or buy an existing home?
The answer depends on your goals.
Buying an existing home is often faster and may involve fewer decisions.
Building allows you to create a home tailored to your lifestyle, property, priorities, and future needs.
For clients who cannot find an existing property that aligns with how they want to live, building can provide greater flexibility and long term satisfaction.
The decision is ultimately less about real estate and more about whether you are seeking convenience, customization, or a specific way of living.
Philosophy
Why build instead of buy?
Building allows you to shape a home around your life rather than adapting your life to someone else's decisions. While buying can be faster, building offers the opportunity to choose the location, layout, materials, energy performance, and long term functionality that matter most to you. For many people, the value is not simply the house itself, but the ability to create a place that reflects how they want to live.
What makes a home feel connected to nature?
A home connected to nature does more than provide views. It responds to sunlight, weather, topography, vegetation, and seasonal change. Thoughtful orientation, natural materials, outdoor living spaces, and strong relationships between inside and outside can create a sense of calm, belonging, and connection to place. The goal is not to dominate the landscape but to become part of it.
What should I consider before designing a forever home?
A forever home should support both your current lifestyle and future needs. Consider how your family may grow or change, how you want to spend your time, how long you plan to stay, and how the home will function as you age. The most successful homes are often designed around daily routines, relationships, flexibility, and long-term resilience rather than short-term trends.
How do I create a home that supports family life?
Family-centered homes are designed around connection, flexibility, and everyday routines. Spaces for gathering, cooking, working, resting, and spending time outdoors should work together naturally. Good family design is less about square footage and more about creating a home that encourages meaningful moments while still providing privacy and quiet when needed.
What makes a home timeless?
Timeless homes prioritize proportion, light, material quality, and thoughtful planning over trends. They feel relevant decades after they are built because they respond to place, climate, and human needs rather than temporary styles. Simplicity, durability, and careful attention to detail often age better than complexity.
How much space do I actually need?
Most people need less space than they initially think. The right amount of space depends on how you live, who will use the home, and how efficiently it is designed. A smaller home that functions exceptionally well often provides a better quality of life than a larger home filled with underused rooms.
How should a home change as life changes?
A well-designed home can adapt to changing needs over time. Flexible spaces may serve as guest rooms, offices, studios, children's rooms, or future caregiver suites. Thinking ahead during the design process can allow a home to evolve without requiring major renovations later.
What creates a sense of belonging in a home?
A sense of belonging often comes from the relationship between people, place, and memory. Homes that reflect personal values, support daily rituals, connect to the surrounding landscape, and foster meaningful relationships tend to feel deeply rooted. The strongest homes are not simply shelters but places that help people feel grounded and connected.
Can good design improve wellbeing?
Good design can positively influence physical comfort, mental well-being, and daily experience. Access to natural light, fresh air, nature, privacy, acoustics, and thoughtfully organized spaces can reduce stress and improve quality of life. While design cannot solve every challenge, it can create environments that better support health, focus, rest, and connection.
Financing
Can I finance both land and construction together?
How does construction financing work in British Columbia?
What is the difference between a construction loan and a traditional mortgage?
How much money do I need before starting a project?
Can I use equity from my current home to build?
Design
How much does custom home design cost?
What is included in the design process?
How long does design take?
Collapsible row
Can you design around an existing site or view?
Can you design for future flexibility and aging in place?
Can you help with sustainable design?
Permits
How long does it take to get a building permit on Vancouver Island?
What permits are required for a custom home?
Can Perma | gentle manage the permit process?
Do I need an architect for my project?
What consultants are required?
Construction
What does a design build process look like?
Can you manage construction from start to finish?
How are construction costs controlled?
How often will I receive updates?
What happens if changes are required during construction?
Development
How do I know if my property has development potential?
Can you help evaluate a development opportunity?
What is a feasibility study?
Can you help with rezoning and subdivision?
Can Perma | gentle act as a development partner?
Vancouver Island Specific
Where should I build on Vancouver Island?
What are the best areas for a custom home on Vancouver Island?
What should I know before buying acreage on Vancouver Island?
How much does it cost to build in Oak Bay?
How much does it cost to build in Victoria?
How much does it cost to build in Saanich?
How much does it cost to build on the Gulf Islands?
What should I know before building a waterfront home?
Two perspectives. One process.
Perma | gentle brings together over 50 years of construction knowledge through Perma Construction with the thoughtful design and development approach of gentlehomes, shaped from architectural education and hands on experience.
Together, we help people move from possibility to reality.