The first step is understanding your budget and working with us on your goals for the project. We recommend starting with your bank or mortgage broker to determine what you’re comfortable borrowing and what makes sense financially. Don’t have a broker? We can help!

From there, it helps to have an idea of what you want to build such as approximate square footage, number of bedrooms and bathrooms, or whether you’re interested in upgrades like improved energy efficiency. Some clients are focused on adding long-term resale value, while others want to customize their home to better fit their lifestyle or create their dream space.

Bringing inspiration photos, rough sketches, or examples of designs you like can also be very helpful. The more details you share upfront, the better we can guide you through the process and help turn your ideas into a well-planned project that fits your budget.

No — and for a lot of people, that’s exactly where the journey starts.

At Holmes Construction, you don’t need to have everything figured out before contacting us. In fact, reaching out early is often the smartest move. We’ve built our process around helping people go from “I want a home someday” to actually holding the keys.

Through our program, we can help you secure land and roll it into a complete turnkey home package. That means instead of trying to come up with a large upfront payment for land, everything is structured into one clear, manageable path toward homeownership.

This approach removes a lot of the stress and guesswork. It’s designed for people who are ready to move forward, even if they don’t have everything lined up yet people who can handle a monthly payment but need help getting started.

Still searching for the right piece of land? We’ll help you find it. Already have land? Even better — we’ll build on it.

Bottom line: you don’t need land to start — you just need the decision to take the first step.

Yes, we take care of all of that. We offer a full turnkey service, meaning we manage the entire process from start to finish. This includes planning, permits, site preparation, and construction, so you don’t have to coordinate multiple contractors or navigate the process on your own.

Our goal is to make building as smooth and stress‑free as possible by handling the details and keeping your project on track from day one.

Catalogue Builds are designs that we’ve built before and have updated annual prices. Because these homes follow proven layouts and specifications, the process is more efficient, from planning to construction. This allows for a smoother onboarding experience, faster build timelines, and some of our most competitive pricing. Catalogue homes are a great option if you’re looking to move into your new home sooner while keeping costs predictable.

Custom Homes, on the other hand, are ideal for clients who want something more personalized. This option works well if you have a specific style in mind or want a home that falls between our existing catalogue designs. Plans can be created by our team or provided by you, as long as they are fully detailed.

Because custom homes require finalized plans before accurate pricing, the preliminary planning phase typically takes longer. Build timelines can also be extended depending on design complexity and availability of special material selections. Custom homes are priced at standard rates to reflect the added complexity, customization, and materials beyond our standard finishes.

Yes. Catalogue Builds offer plenty of flexibility. We provide pre‑priced upgrade packages, pricing for special material selections, and add‑ons such as custom decks, allowing you to personalize your home while keeping the process efficient.

In many cases, we can also make minor layout changes, such as adjusting or removing some interior walls. Larger design changes may require additional drawings and design work. To manage timelines and costs effectively, major modifications are typically handled once a build slot is reserved with a signed service agreement, or a drawing package is purchased.

This approach gives you the best of both worlds, the efficiency and value of a catalogue home, with room to tailor it to your lifestyle and preferences.

Yes, we do. In addition to the plans shown on our website, we have several designs that were originally built as custom homes. While pricing on these plans may be outdated, we can provide rough estimates based on current construction costs to help you determine if the design fits your budget. If the initial pricing makes sense, we can then create a more tailored estimate based on your specific selections.

We also build Legacy Homes modular homes, which are a great option if you’re looking for a smaller home under 1,200 square feet with a modern design. We’re happy to walk you through those options and provide estimates to help you decide what works best for your needs and budget.

Yes. With our Custom Home Drawing and Planning Package, we can design a home entirely from scratch to suit your needs, lifestyle, and vision. This option is ideal if you’re looking for a unique layout, specific architectural style, or features that aren’t available in our existing plans.

To get the most out of the design process, we recommend coming prepared with your ideas, key details, and inspiration such as photos, sketches, or examples of homes you like. It’s also important to clearly communicate your budget early on, as this allows us to design a home that aligns with your financial goals while avoiding unnecessary revisions later in the process.

This package includes your initial consultation, custom drawings, and all selections, which is all the information needed to accurately price your home, giving you a clear and well‑planned foundation before moving forward.

Accurate pricing starts with clearly defining exactly what you want to build. The more detailed information we have such as layout, finishes, and upgrades. The more precise we can be with your estimate.

Before a contract is issued, we recommend discussing and pricing all options and upgrades you’re considering, so everything is accounted for upfront. Option can always be removed if over budget. It’s also important that your lot conditions (such as perc test, access, tree clearing, slope, or soil considerations) are clearly identified before estimating, as these can impact costs.

Once a contract is in place, any changes or unnoted lot conditions are handled as change orders, which may include additional fees and can sometimes cause delays especially if materials have already been ordered or have long manufacturing or delivery timelines. Planning ahead and sticking to the originally priced plan helps keep your project on budget and on schedule.

Yes. We’re happy to provide ballpark estimates to help you determine if a project fits your budget before moving forward.

For catalog homes, we can give quick ballpark pricing based on our pre‑priced packages, which offers a clear starting point early in the process.

For custom homes, ballpark estimates are typically based on our standard finishes. To make these estimates as helpful as possible, we encourage you to share as many details as you can such as layout preferences, finish levels, and upgrade ideas so we can adjust the pricing accordingly.

Ballpark estimates are meant to guide early decision‑making, with more detailed and accurate pricing provided once plans and selections are finalized.

Yes, absolutely. We can provide detailed pricing using your own plans as long as they are fully detailed construction drawings. This includes more than just floor plans accurate estimates require full specifications such as structural details, elevations, materials, detailed selections, and site information.

If you only have basic plans or floor layouts, we’re still able to offer a ballpark estimate to help you understand whether the project aligns with your budget. Once full, detailed drawings are available, we can then prepare a more accurate and reliable quote.

Staying on budget starts with clear planning and open communication from the beginning. Being mindful of the extras and upgrades you choose and understanding how they impact the overall cost helps avoid surprises later on.

Our team will guide you through your options and provide recommendations on where to invest, where to simplify, and how to get the most value for your budget. We focus on practical solutions, smart material choices, and thoughtful design decisions that align with your goals without unnecessary costs.

By working closely together and making informed decisions early, we help keep your project on track financially while still delivering a home you’re excited about.

Build start dates depend on our current availability and open build slots. Projects are officially scheduled once a service agreement or contract is signed and the required deposit is received. This is what reserves your place in our construction timeline.

It’s also important to note that planning and drawings take time and are a necessary part of the process before final pricing and scheduling can occur. Once the planning phase is complete, we’re able to confidently assign your project to a build slot and move forward.

Our goal is helping to carefully plan each project, so it starts at the right time and runs smoothly from beginning to end.

For catalogue homes, smaller models typically take 20–25 weeks, while larger catalogue models generally take 30–40 weeks from construction start to completion.

Custom homes usually fall within a similar range to larger catalogue builds and may take longer depending on the design complexity, level of customization, and material selections.

Please note that these timelines exclude winter construction, which can add approximately 2–5 additional weeks due to weather conditions and seasonal limitations.

We focus on careful planning to ensure quality results while keeping your project moving efficiently with little delays.

We build realistic schedules that include buffer time for factors outside of our direct control, such as weather conditions, material lead times, permitting, inspections, and other variables that can arise during construction. Home building is a complex process, and occasional delays are a natural part of it.

That said, we place a strong emphasis on clear communication and proactive planning. Once construction begins, you’ll receive regular updates so you always know how your project is progressing. Our goal is to keep you informed, minimize surprises, and address challenges quickly to keep your build moving forward as smoothly as possible.

Yes, you can. Our Catalogue homes are designed as flexible templates and offer many possibilities for customization. Some models already include alternate options, such as basement layouts, while other additions may require a drawing package to ensure accurate planning and pricing.

Features such as garages, basements, covered porches, decorative gables, and other architectural details can often be added to enhance both functionality and curb appeal. We typically start by providing rough pricing for these additions to help confirm they align with your budget before moving into detailed drawings.

In some cases, drawing package fees may be waived if rough estimates are agreed upon as allocations and deposits have already been committed, helping keep the process efficient.

Yes, we do. We offer a range of options for detached garages and accessory buildings, including designs we’ve priced and built previously.

If you have something in mind that differs from our existing options, we can still help. In those cases, we’re able to provide rough estimates based on past projects to help you determine whether it aligns with your budget before moving into detailed planning and drawings.

Whether you’re looking for shed, a bunkhouse, a workshop, or anything else, we’re happy to explore options that fit your property and goals.

You can do either. Our upgrade packages are designed to simplify the process and bundle the most popular options, but you’re free to select one, all, or pick individual upgrades to suit your needs. Below are some practical and awesome upgrades to consider when designing your dream home.

Accessibility
Wider hallways (higher-end feel)
36” doors
Grab bars
Ramp/no-step entry
Curb less shower
Raised outlets/lowered switches
Pull-out kitchen storage
Motion sensor lighting

Build Without Regrets
Design for future
Deck/patio upgrades
Ceiling height and design
Work-from-home space
Storage solutions
Planning for a growing family
Basement rough-ins
Soundproofing walls
Internet/cable/cell booster ready

Go Green
Solar-ready roof
EV charging rough-in
Battery power storage
Smart thermostat

Level Up Features
Kitchen
Appliance garage/hidden cabinet plugs
Butler’s pantry
Full-height cabinetry
Waterfall island top
Pot filler above stove

Bathroom / Laundry
Rain shower head with handheld faucet
Towel warmer
Backlit/defogging mirrors
Hidden storage solutions
Oversized niche

Make Your Friends Jealous
Bedside lighting / charging / switches
Accent/feature walls
Custom closet shelving
Hot tub rough-in
Outdoor shower
Statement exterior lighting
Entry bench with storage
Entertainment unit with fireplace
Oversized windowsills

Build Smart
Garage floor drain
Heated floors rough-in
Generator transfer switch rough-in
Holiday lighting plugs (soffit, yard, tree)
Central vacuum system
Separate workshop circuits
Water softener and UV light
Hot/cold hose bib
Epoxy garage floor
Recirculating hot water line
Paved driveway
Underground hydro connection
Buried downspout drains

We build to code or better, with a focus on air sealing, insulation, and proper installation practices. Our approach is to maximize performance where it matters most by delivering a tight, efficient home without unnecessary added cost.

We also recommend putting extra budget toward key efficiency upgrades during the build, as these are often difficult or costly to improve later. Our Sun Package is designed around these high-impact upgrades.

Yes. As members of the Network of Excellence, rebates and incentives may be available for both new builds and renovations through EfficiencyPEI.

Our Sun Package is designed to help you achieve a more energy‑efficient new build home, and there are additional options available if you’re interested in taking the next step toward a Net Zero or Net Zero Ready.

To explore current rebates, incentives, and eligibility details, visit the EfficiencyPEI website.

We’re also happy to help you understand which options may apply to your project and how to plan for them as part of your build or renovation.

Financing a new build typically starts with a construction mortgage, along with a few upfront costs.

To get started:
• A $15,000 deposit / service fee is required to reserve your build slot and start the permitting process.
• A 10–20% down payment based on your total estimated build cost is required a month before construction begins to help cover labour and materials for the start of your build.

These two amounts are the total funds needed to start a new build.

During construction: Once construction is underway, your construction mortgage follows a draw schedule set by your lender. Funds are released at specific build milestones and inspections, which is when the majority of the project is paid for.

Alternative financing option: There is also the option to transition to a traditional mortgage after the home is built, with 5–20% down, if you bundle your land purchase and home build with us. This can simplify financing for some clients and should be discussed early with your lender.

Yes. There are a couple of financing options available for renovation projects.

Through your bank: You can speak with your bank or mortgage broker to see what they may be able to lend you based on your home equity, credit profile, and project scope.

Through Financeit: We also offer financing through Financeit for renovation projects under $100,000, if you qualify.

To check your eligibility with Financeit, you can apply directly here.

Yes, absolutely. We put a strong focus on helping first‑time home buyers enter the market confidently and affordably. Our catalog home options are designed to offer great value while keeping construction costs predictable and accessible.

Throughout the build, you’ll have a dedicated project manager who helps guide you through each step of the process, answers questions, and keeps communication clear so you’re never left guessing what comes next.

We also support first‑time buyers by referring them to trusted advisors who can help identify and apply for available rebates, making the overall process easier and more financially manageable.

Our goal is to make building your first home as straightforward, informative, and stress‑free as possible.

After the first year, we recommend having a fresh layer of gravel delivered, spread, and rolled. This helps restore the surface, improves drainage, and keeps the driveway looking and performing its best.

In the years following, similar maintenance including a light scraping, may be needed from time to time to keep your driveway in tip-top shape.

Some homeowners may also choose to upgrade after the first year, converting their gravel driveway to milled asphalt or a fully paved driveway once the ground has settled.

To make things easier, one‑year driveway maintenance package or upgrade options can be included in your home build cost, so it’s planned for upfront and not something you have to worry about later.