New Home Project · 2026

Hannah & Colten Southwick

Your complete guide to planning, building, and moving into your new modular home on 2.5 acres. Work through each phase in order — check things off as you go.

1

Land & Site

In Progress

2

Permits

Not Started

3

Services

Not Started

4

Foundation

Not Started

5

Home

Not Started

6

Financing

Not Started

7

Move In

Not Started

Project Details

Fill these in as you confirm details

Location / County

Target Move-In Date

Budget (Total Project)

Modular Home Manufacturer

Estimated Cost Breakdown

Rough ranges — update as quotes come in

Item	Low Estimate	High Estimate
Land survey & site assessment	$3,000	$6,000
Permits & approvals	$3,000	$8,000
Site services (power, water, septic)	$40,000	$80,000
Access road / driveway	$5,000	$20,000
Foundation	$20,000	$45,000
Modular home (supply)	$180,000	$320,000
Delivery & installation	$15,000	$30,000
Finishing & hookups	$10,000	$25,000
Landscaping & final grade	$5,000	$15,000
TOTAL ESTIMATE	$281,000	$549,000

Phase 1

Land & Site Assessment

The title has been obtained. There are important encumbrances that a lawyer must review before any transfer or building. Read the title summary carefully.

✅ Title Confirmed — Key Details

Certificate of Title — Alberta Land Titles · Title No. 202 036 653

Owner

Jill P. Vaughan

55109 Range Road 260, Sturgeon County, AB T8R 0T4

Legal Description

Plan 1921774 · Block 1 · Lot 3

LINC: 0038 349 445 · ATS: 4;25;55;7;SW

Area

1 Hectare (2.47 acres)

S.W. ¼ Sec.7 · Twp.55 · Rge.25 · W4M · Sturgeon County

Purchased / Cost Base

February 14, 2020 · $215,000

No mortgage registered — land is debt-free ✅

Mineral rights: "Excepting thereout all mines and minerals" — Jill does not own the mineral rights, which is normal in Alberta. Confirm with the bank this won't affect the mortgage.

⚠️ Encumbrances on Title — Lawyer Required

4 caveats are registered. These must be reviewed by a real estate lawyer before any transfer.

Do not sign anything or pay any deposit until a lawyer has reviewed these caveats. Three of the four are filed by Sturgeon County and could affect what you can build, the size of the lot, or the County's right to acquire a portion of the land.

Reg. #	Date	Caveator	Nature	Action Needed
782 252 770	Nov 1978	Plains Western Gas & Electric Co. Ltd. (now ATCO)	Utility easement/right-of-way	Confirm exact location — affects where home and outbuildings can be placed
182 187 374	Aug 2018	Sturgeon County	Acquisition of Land	Lawyer must confirm this is discharged or what it covers
182 187 377	Aug 2018	Sturgeon County	Deferred Reserve	County may have reserved right to take a portion — must be resolved
192 127 067	Jun 2019	Sturgeon County	Acquisition of Land	Second County acquisition caveat — lawyer must explain

What "Deferred Reserve" typically means: When a parcel is subdivided in Alberta, the County is entitled to a Municipal Reserve (usually 10% of land area). A Deferred Reserve means this hasn't been taken yet — the County may collect it later, potentially as land or cash. A lawyer will confirm if this has been discharged or still applies.

Survey Plan — Proposed Lot 3

Surveyed by Don Wilson Surveys Ltd. · File 19033 · February 7, 2019 · Scale 1:5000

Note the 30m government road allowance and Telus trench along the west boundary (visible on the aerial photo). These affect where the home, driveway approach, and any outbuildings can be positioned. The existing driveway approach is shown on the west boundary.

Good news: No mortgage on the land and the existing farm is adjacent — power, road access, and potentially water are nearby. The caveats are the key thing to resolve first.

Survey & Legal

Do First

Obtain a copy of the current land title (Land Titles Office, Alberta)
Confirms legal description, ownership, and any registered encumbrances or easements
Commission a Real Property Report (RPR) / land survey
Required for building permits and mortgage. Cost: ~$2,000–$4,000
Confirm exact parcel boundaries and acreage (2.5 acres)
Check for any easements, right-of-ways, or utility corridors crossing the land
Confirm access — is there an existing legal access road to the parcel?

Zoning & Land Use

Contact the County/Municipality to confirm zoning designation
Agricultural land may require rezoning or a development permit for residential use
Confirm modular homes are permitted under current zoning
Check minimum setback requirements (distance from property lines)
Check if an environmental or wetland assessment is required

Site Conditions

Walk the land — identify high/low spots, drainage patterns, tree clearing needed
Determine best home placement (sun orientation, drainage, views, wind)
Soil test if foundation type is unclear (cost: ~$500–$1,500)
Identify location for septic field (needs to be away from well and home)
Note distance from adjacent farm power pole to your property

Notes

Phase 2

Permitting & Approvals

You need government approval before breaking ground. This takes time — start early. Permits protect you legally and are required for your mortgage.

Timeline warning: Permit approval in rural Alberta can take 4–12 weeks. Apply as early as possible — nothing else can start until permits are issued.

Development Permit

Contact your County/Municipal office to confirm what's required
Obtain Development Permit application form
Submit site plan showing home placement, setbacks, driveway
Pay development permit fee (typically $500–$2,000)
Development Permit approved ✓

Building Permit

Obtain building permit application
Submit modular home specs / manufacturer drawings
Submit foundation drawings
Pay building permit fee (typically $1,000–$4,000 depending on home value)
Building Permit approved ✓

Septic Permit

Contact Alberta Environment or County for septic approval process
Hire a certified septic designer to design your system
Submit septic design for approval
Septic Permit approved ✓

Notes & Contacts

Phase 3

Site Services

Getting power, water, and waste management to your property. This is often the biggest variable cost on a rural build — get quotes early.

Electrical Power

Contact ATCO Electric (or local utility) to discuss service connection
Get a quote for running power to the property
Cost varies hugely by distance — $5,000 to $50,000+. Proximity to farm is your advantage.
Determine if a temporary power pole is needed during construction
Hire electrical contractor for service entry and panel installation
Power connected and inspected ✓

Water

Determine water source: drill new well OR connect to farm water (confirm with Mom)
If new well: get 3 quotes from licensed water well drillers
Typical cost: $8,000–$20,000 depending on depth. Alberta well drilling requires a licensed driller.
Register well with Alberta Environment (required by law)
Water test after drilling (potability and mineral content)
Water treatment system if needed (softener, UV, filtration)

Septic System

Septic design completed and approved (see Permits phase)
Get 3 quotes from licensed septic installers
Typical cost: $15,000–$35,000 for a standard rural system
Septic tank and field installed
Final inspection passed ✓

Other Services

Natural gas: contact ATCO Gas for availability and connection quote
Internet: check Starlink, rural fibre, or local ISP options
Access road / driveway: gravel base, culvert if crossing a ditch

Notes & Quotes

Phase 4

Foundation

Your foundation is what the modular home sits on. Get this right — it's permanent. The type depends on your soil, your home size, and your budget.

Foundation Type — Choose One

Basement (full or walkout): Most common in Alberta. Adds living space. Cost: $30,000–$60,000.

Crawl space: Elevated off ground, access underneath. Cost: $15,000–$25,000.

Concrete slab on grade: Simplest and cheapest but no storage below. Cost: $10,000–$20,000.

Piers/screw piles: Fast, less excavation, good for some modular. Cost: $8,000–$18,000.

Confirm foundation type with modular home manufacturer (they have requirements)
Get 3 quotes from foundation contractors
Foundation contractor selected and contract signed
Excavation complete
Foundation poured / installed
Foundation inspected and approved ✓
Backfill and rough grade complete

Notes & Quotes

Phase 5

Modular Home Selection

Choosing your home is the exciting part. Modular homes are built in a factory to the same code as site-built homes — often faster, tighter, and better value.

Research & Selection

Alberta modular home manufacturers to research: Homes by Norwood · Triple M Housing · Kent Homes · Prestige Homes · Paramount Homes · SRI Homes

Visit at least 2–3 manufacturer show homes or model homes
Confirm CSA A277 certification (required for Alberta — this is the modular building standard)
Select floor plan and size
Review standard vs. upgrade options (insulation, windows, kitchen, flooring)
Confirm foundation compatibility with your chosen foundation type
Get full quote including delivery to your site

Contract & Purchase

Review contract carefully — note deposit, payment schedule, and completion date
Confirm what is and isn't included (appliances, skirting, steps, deck)
Confirm delivery timeline (typically 3–6 months after order)
Contract signed and deposit paid
Provide manufacturer specs to your bank and permit office

Home Details & Notes

Phase 6

Financing & Mortgage

Your deal has three moving parts: selling the Spruce Grove house, getting land from Mom, and buying a $580K modular home. All three have to align before you sign anything. Work through this page carefully — in order.

Your Deal at a Glance

Three pieces that must all fit together

🏡

Piece 1

Sell Spruce Grove

Your equity comes from here. Sale proceeds = your down payment + buffer.

🌾

Piece 2

Land from Mom

The 2.5 acres is being vended into the deal. Bank needs this formally documented.

🔑

Piece 3

Modular Home

$580K home. Deposit required now. Delivery by September. This is the time pressure.

The sequencing risk: The builder wants a deposit now and delivery in September. But your equity is locked in the Spruce Grove house. If Spruce Grove hasn't sold, where does the deposit money come from — and what happens if it doesn't sell in time? This needs an answer before signing anything.

Equity & Down Payment Calculator

Know your numbers before you talk to the bank

Spruce Grove estimated sale price ($)

Remaining mortgage on Spruce Grove ($)

Land value from Mom — appraised ($)

Modular home price ($)

Est. site costs (services, foundation, etc.) ($)

Realtor fees on Spruce Grove sale (%)

⚠️ Dad's Warning — Before You Pay Any Deposit

The builder wants a deposit NOW and delivery by September. Your equity is tied up in Spruce Grove. Every question below needs a YES before any money changes hands.

Has your bank pre-approved a construction mortgage for this project?
Has your bank confirmed they will lend on a modular home on rural land in Sturgeon County?
Is the deposit fully refundable if financing falls through? (Get this in writing.)
If Spruce Grove hasn't sold yet — where is the deposit money coming from?
Has a lawyer reviewed the modular home contract AND the land transfer from Mom?
What happens if Spruce Grove sells AFTER the September delivery deadline?
Do you have permits applied for (or confirmed obtainable) in Sturgeon County?
Do you have quotes for site services so your total project cost is known?
Is September delivery achievable given permit and site prep timelines?

The Land Transfer from Mom — Do This Right

The bank needs this properly documented or they won't count it

The land being vended from Mom is potentially your most powerful equity asset — but only if it's handled correctly. Banks will not accept an informal "Mom's giving us the land." It must be properly transferred and appraised.

Get a formal appraisal of the 2.5 acres by a certified Alberta appraiser
This gives you the documented land value to present to the bank
Hire a real estate lawyer to handle the land transfer from Mom to you
Even within a family, a proper transfer is required for title to change — and for the bank to accept it
Confirm there is no existing mortgage or encumbrance on the 2.5 acres
Clarify: is the land a gift, a sale at market value, or a sale below market value?
Each has different tax implications for Mom. She should speak to an accountant.
Confirm with the bank: will they accept a land contribution as part of the down payment?
Most lenders will — but it must be on title, appraised, and transferred before closing
Check if the land transfer triggers Land Transfer Tax in Alberta
Alberta has no provincial land transfer tax, but there are Title Transfer fees

Selling Spruce Grove First

Your equity source — timing is everything

The timing risk: If Spruce Grove isn't sold before you need to take possession of the modular home, you may need bridge financing — a short-term loan that covers the gap. This costs money and isn't always easy to get. The best scenario is Spruce Grove sold and closed before you need to draw on your construction mortgage.

Get a current market valuation (CMA) from a realtor — know what Spruce Grove will actually sell for
Understand your net proceeds after: mortgage payout + realtor fees + legal fees + any fixes before listing
List Spruce Grove as early as possible — ideally before signing the modular contract
Ask your bank: if Spruce Grove hasn't sold by the time you need funds, can we get bridge financing?
Bridge financing costs ~prime + 2% and is typically available for 30–90 days
Confirm possession dates are compatible — Spruce Grove closing date vs. modular delivery date
Have a plan for where you live during the gap between selling and moving in

Total Project Cost — Know the Real Number

Item	Est. Cost	Your Number
Modular home	$580,000
Foundation	$25,000–$50,000
Site services (power, well, septic)	$40,000–$80,000
Access road / driveway	$5,000–$20,000
Permits (all types)	$5,000–$10,000
Delivery & installation	$15,000–$30,000
Finishing, hookups, landscaping	$15,000–$30,000
Legal (land transfer + mortgage)	$3,000–$5,000
Contingency (10% — never skip this)	~$70,000
TOTAL ESTIMATE	$758K–$875K	Your total:

Note: The land from Mom is not a cost — but the bank will want it appraised and on title. The modular home price ($580K) is the single biggest line item.

Mortgage Calculator

Estimate your monthly payments

Total Project Cost ($)

Down Payment ($)

Interest Rate (%)

Amortization (years)

Affordability Reality Check

Banks use these ratios — know them before you apply

GDS (Gross Debt Service) ratio: Your housing costs (mortgage + property tax + heat) should be no more than 32% of gross monthly income.

TDS (Total Debt Service) ratio: All debt payments (housing + car + student loans + credit cards) should be no more than 44% of gross monthly income.

If you exceed these, the bank will not approve your mortgage.

Combined Gross Monthly Income ($)

Other Monthly Debt Payments ($)

Before Signing the Modular Home Contract

Every one of these must be confirmed — in writing — before you sign

Is the deposit fully refundable if financing is not approved?
What exactly is included in the price? (Appliances? Steps? Skirting? Hookups?)
What is NOT included? Get a written list.
What is the delivery date, and what happens if YOUR site isn't ready?
If foundation isn't done, can delivery be delayed? At whose cost?
Who is responsible for delivery and setting the home on the foundation?
What warranty comes with the home? (1 year labour, longer on structure?)
Is the home CSA A277 certified? Get documentation in writing.
What is the payment schedule? (Deposit → start → delivery → completion?)
Have a lawyer review the contract before you sign.
Cost: ~$500–$1,000. Worth every penny on a $200,000+ purchase.

Government Programs — Free Money, Don't Miss These

First-Time Home Buyers' Tax Credit — $10,000 federal tax credit (~$1,500 back)
Home Buyers' Plan — withdraw up to $35,000 each from RRSP, tax-free, for a first home
First Home Savings Account (FHSA) — check if you have one; up to $40,000 tax-free
GST/HST New Housing Rebate — new modular homes may qualify for a partial GST rebate
Alberta Affordability Action Plan — check current provincial programs

Lender Notes & Contacts

Phase 7

Installation & Move-In

The home arrives. This is the moment everything comes together. Proper coordination in this phase gets you through the finish line.

Before Delivery

Foundation complete and inspected
Site access confirmed — can the delivery truck reach the site?
Overhead power lines checked along delivery route
Confirm delivery date with manufacturer
Crane or equipment booked for set day (manufacturer usually coordinates)

Delivery & Set

Home modules delivered to site
Home set on foundation
Modules joined and secured
Roof sealed and exterior completed
Building inspector notified for set inspection

Hookups & Finishing

Electrical connected and inspected
Plumbing connected to well and septic
Gas connected (if applicable) and inspected
HVAC / furnace commissioned
Skirting installed around base
Steps and deck built
Final grade and drainage confirmed

Final Inspections & Occupancy

Final building inspection passed ✓
Occupancy permit issued ✓
Home insurance in place before moving in
Mortgage converted from construction to permanent
Walk-through with manufacturer for deficiency list
Keys in hand 🏡 ✓

Notes

The Home · Jandel Homes

Pinnacle C — Titan Kitchen Special

2,280 sq ft · 30' × 76' · 3 Bedrooms · 2 Bathrooms · CSA A277 Certified · 20-Year Structural Warranty

✅ CSA A277 Certified — confirmed in writing. This is exactly what Alberta requires and what your lender needs. Keep this documentation safe — you'll need it for your building permit application and your mortgage.

Floor Plan — Pinnacle C

2,280

Square Feet

30×76

Footprint (ft)

3 / 2

Bed / Bath

Room Sizes

Room	Size	Notes
Primary Bedroom	15' × 14'	Ensuite with separate tub + shower, walk-in closet
Bedroom #2	10'-8" × 11'-9"
Bedroom #3	10'-0" × 10'-7"
Living Room	18'-7" × 14'-1"
Family Room	14' × 18'	Vaulted ceiling
Kitchen	17'-4" × 14'-2"	Full island, Calaway option
Dining	9'-4" × 14'-2"
Flex Room	11' × 10'-7"	Vaulted ceiling — office/4th bed option
Pantry	—	Walk-in with tight weave shelving

What's Included — Standard Features

This is what $580K gets you — more than most people expect

Kitchen (Titan Kitchen Special)

✓24 cu ft stainless French door fridge with internal water
✓Stainless built-in microwave
✓Stainless dishwasher
✓Electric cooktop (plan specific)
✓Built-in wall oven (plan specific)
✓Range hood over island
✓Full artisan tile backsplash
✓Laminate countertops with self edge
✓Pot and pan drawers
✓Chrome gooseneck faucet with spray
✓Modular cabinets with crown moulding

Construction & Structure

✓CSA A277 certified (bank & permit requirement ✅)
✓8' walls throughout
✓Vaulted ceilings — living, dining, kitchen, family, flex
✓2"×6" exterior walls / 2"×4" interior
✓R60 ceiling / R22 walls / R40 floor insulation
✓Engineered wood web truss floor system
✓Lifetime warranty shingles + full underlayment
✓Exterior rigid wall system + house wrap
✓Low-E argon windows with screens
✓Maintenance-free vinyl siding
✓20-year structural warranty

Mechanical & Electrical

✓Gas furnace with electronic ignition (installed by others)
✓40 US gallon electric hot water tank (by others)
✓100 AMP electrical panel
✓Digital programmable thermostat
✓Heat ducts and plumbing in floor system
✓Frost-free exterior tap
✓2× exterior GFI receptacles
✓Dedicated receptacle for heat tape under floor
✓Plumbed for washer, wired for dryer

Finishes & Interior

✓Finished drywall throughout, prime and paint
✓½" splattered gyproc ceilings
✓6" surface-mount pot lights — kitchen, dining, living
✓Cordless cellular blinds throughout
✓Foam-back linoleum fully glued and rolled
✓Continuous rod shelving in closets
✓White Mercer interior doors
✓Chrome round lever hardware throughout
✓Coach lighting at all exterior doors

What's NOT Included — Budget for These Separately

Common surprises — don't get caught short

These items are noted "by others" or "installed by others" in the Jandel specs. They are NOT part of the $580K price and need to be budgeted separately.

Gas furnace installation (supplied by Jandel, installed by your contractor)
40 US gallon electric hot water tank (same — supplied, not installed)
Foundation — not included in home price
Site services — power, water, septic — not included
Steps, deck, and exterior skirting — confirm with Jandel what's included
Delivery and crane/set crew — confirm who arranges and who pays
Final hookups (electrical, plumbing, gas connections to utilities)

Browse the full home online

Pinnacle — Jandel Homes Website

Photos, floor plan, all details — tap to open

View Home →

Jandel Homes Contact

Edmonton Sales Centre

25530 – 117 Avenue
Acheson, AB T7X 6C2
780.960.4232 / 855.463.0084
jandelhomes.com

Grande Prairie Sales Centre

9407 – 163 Avenue
Grande Prairie, AB T8X 0B6
780.402.3170 / 877.504.5005

Notes from builder conversations

Things You May Not Be Thinking About

The Stuff That Surprises New Rural Homeowners

You've thought about the house. Here are the things most people don't think about until they're living there — or until they wish they had.

🚗 Storage, Garage & Outbuildings

You're moving from a town lot to 2.5 acres — plan for everything you own

The modular home has no garage. You have two ATVs, bikes, vehicles, tools, seasonal gear — where does it all go? This needs to be planned and budgeted before you move in, not after.

Do you want a detached garage? Decide now — permits are easier to get alongside the house permit
A basic 24×24 detached garage runs $30,000–$60,000+ depending on finish. It requires its own development permit in Sturgeon County.
Quonset / shop for ATVs, equipment, bikes, seasonal storage?
Farm-style quonsets can be permitted as agricultural accessory buildings — often simpler and cheaper than a garage. ~$15,000–$40,000 depending on size.
Where are the vehicles parking? Driveway design, surface, turnaround space?
Utility trailer, boat, RV, snowmobile — do you have any of these? Where do they go?
Add outbuilding costs to your project budget now — before you go to the bank
Confirm with Sturgeon County: does a detached garage require a separate development permit?
Yes — but if you apply at the same time as the house, you may save time and fees.

🌾 Mom's Land Transfer — The Tax Question

She has a cost base. This needs an accountant before anything is signed.

This is important. If Mom has a cost base on the land (what she paid or was deemed to have paid for it), and she transfers it at below fair market value, or gifts it, there are potential capital gains tax implications for her — even on a gift to family.

The numbers we know: Jill bought this land on February 14, 2020 for $215,000 — that is her cost base. If the land has increased in value since then, she will owe capital gains tax on 50% of that gain at her marginal tax rate. Even on a gift to family, CRA deems it sold at fair market value.

Example (rough math): If the land is now worth $280,000, the capital gain is $65,000. Jill pays tax on $32,500 (50% inclusion rate). At a 40% marginal rate that's roughly $13,000 in tax. At $350K value the tax could be $27,000+. This is why she needs an accountant before anything is signed.

Jill needs to speak to a tax accountant or tax lawyer BEFORE any transfer
Her cost base is confirmed at $215,000 (purchased Feb 14, 2020). The question is what it's worth today.
Get a current fair market appraisal of the 2.47 acres
This determines the capital gain — and gives the bank a documented value
Ask the accountant: does the Qualified Farm Property capital gains exemption apply?
If the land has been used for farming, this exemption could eliminate the capital gains tax entirely
Explore options with the accountant: gift vs. sale at fair market value vs. sale at cost base
Sometimes selling at fair market value with the money going back to the kids (as a loan or gift of cash) is cleaner than a direct gift of land
Was the land ever part of a farm? If so, the Qualified Farm Property capital gains exemption may apply — significant tax savings
Has the land been formally subdivided yet? If not, subdivision adds cost and time.
A real estate lawyer must handle the title transfer regardless of how it's structured

💰 The Real Budget — What People Wish They'd Known

Most first-time rural builders underestimate total cost by 20–30%. The home price is the easy part. Everything below is real money that catches people off guard.

Often Forgotten Item	Typical Cost
Detached garage or quonset	$25,000–$60,000
Landscaping and final grading	$10,000–$25,000
Fencing	$5,000–$20,000
Driveway (gravel, culvert, approach)	$5,000–$20,000
Starlink internet setup	$700 + $130/mo
Propane tank + first fill (if no gas)	$2,000–$5,000
Snow removal equipment or contract	$1,500–$8,000/yr
Rural home insurance premium	$2,500–$5,000/yr
Accountant + lawyer fees (land transfer)	$3,000–$8,000
Contingency (things you didn't plan for)	10% of total

Notes from today's conversation

Project Budget

Every Dollar, All In One Place

Enter your own estimates in the "Your Number" column. The budget total updates automatically. Don't leave this page until every row has a number.

Assumptions: Cistern for water · Septic for waste · ATCO power connection · ATCO natural gas. All estimates are Alberta 2024-2025 ranges researched for Sturgeon County area. Your actual quotes may vary — get 3 quotes on every major item.

Line Item	Kay's Estimate researched local ranges	Notes
The Home
Jandel Pinnacle C — Titan Kitchen Special 2,280 sq ft · CSA A277 · includes appliances	$580,000	Confirmed price with builder
Delivery to site (Sturgeon County, rural)	$8K–$15K	Confirm with Jandel — included or separate?
Crane / set crew day	$3K–$6K	Jandel may coordinate
Foundation
Poured concrete foundation (30'×76') Full basement vs. crawl space — get Jandel's recommendation first	$55K–$100K	Reddit AB 2025: $100K+ cited for basement. Get 3 local quotes.
Excavation & backfill	$3K–$7K	May be included in foundation quote
Site Services
ATCO Electric — power connection to property Call 310-5678 for quote. Cost varies by distance from nearest pole.	$8K–$25K	Jill's farm has power — proximity could reduce cost significantly
Electrical contractor — panel, service entry, hookups	$3K–$8K	Separate from ATCO line connection
ATCO Gas — natural gas service connection Confirm gas is available on Range Rd 260 before budgeting this	$3K–$12K	If no gas available, budget $3K–$6K for propane tank + first fill instead
Cistern — underground concrete water tank 3,000–5,000 gal recommended for family home. Suppliers: Westcon Precast, Tanks-A-Lot	$8K–$18K	Includes tank, excavation, plumbing, pump, pressure system. Budget $300–$500/yr for water delivery.
Septic system — conventional Alberta Requires design + permit (Sturgeon County). Suppliers: Koomen Contracting, Proflow Septic	$30K–$55K	Alberta average $30K–$50K. Advanced treatment systems run higher.
Plumbing hookups (cistern/septic to home)	$2K–$4K
Gas furnace + hot water tank installation Supplied by Jandel, installed by your contractor	$1.5K–$4K	Not included in $580K — confirm with Jandel
Site Work & Access
Driveway — gravel, approach off Range Rd 260, culvert	$5K–$18K	Existing approach visible on aerial — may reduce cost
Final grading, rough landscaping, seeding	$5K–$15K
Steps, deck, exterior skirting	$2K–$5K	Confirm with Jandel what's included in price
Permits & Professional Fees
Development Permit — Sturgeon County	$1.5K–$3K	Call County at 780-939-8275 for current fee
Building Permit (all trades)	$2K–$5K	Via Superior Safety Codes Inc.
Private Sewage Permit	$300–$600	Work must start within 90 days
Real Property Report / land survey	$2K–$4K	Required for mortgage and permits
Real estate lawyer — land transfer + mortgage Includes land transfer from Jill, caveat reviews, mortgage closing	$3K–$6K	Do not skip — 4 caveats on title need review
Land appraisal (for bank + tax planning)	$500–$1.5K	Jill's land — current market value needed
Tax accountant (Jill's capital gains analysis)	$1K–$2.5K	Cost base $215K — tax bill depends on current value
Garage & Storage (no garage in home price)
Detached garage or quonset ATVs, vehicles, bikes, tools — this is not optional for rural living	$30K–$60K	Apply for permit alongside house to save time
Contingency
Contingency — 10% of subtotal Do not touch this. Things always cost more.	auto	Will auto-calculate if left blank

Kay's Low Estimate

—

Kay's High Estimate

—

Your Total (entered)

—

What to Take to the Bank

When you meet your mortgage broker, bring this completed budget. The bank wants to see that you've thought through the full project cost — not just the home price. A complete budget with real quotes shows competence and reduces lender risk.

Every line item has a real quote or confirmed estimate (not a guess)
Your total project cost is known and documented
Your equity position (Spruce Grove proceeds + land value) covers at least 20% of total
Contingency is included — banks respect borrowers who plan for surprises

Sturgeon County · Local Research

What You Need to Know About Your County

Researched directly from Sturgeon County's official publications and bylaws. Use this as your reference before calling the County office. Range Road 260, north of Highway 37.

✅ Good news confirmed: Sturgeon County has actively approved development permits for modular homes placed on foundations. A real permit was issued in August 2025 for "a Single Detached Dwelling — to place a modular home with uncovered rear deck" in Sturgeon County. This is a normal, permitted use.

Permits Required in Sturgeon County

Source: Sturgeon County Bylaw 1385/17 and 2024 permit applications

Critical warning: Any development or construction that occurs BEFORE a permit is issued is subject to a penalty of DOUBLE the current permit fee. Do not break ground without permits in hand.

Permit Type	What It Covers	Who Issues It	Est. Cost
Development Permit	Permission to use the land for residential purposes. Required before building permit.	Sturgeon County Planning & Development	$500–$1,500
Building Permit	Covers the structure itself — foundation, home set, electrical rough-in	Superior Safety Codes Inc. (contracted by Sturgeon County)	Based on construction value (~0.5–1%)
Private Sewage Permit	Required for septic tank and field installation. Work must start within 90 days of issuance.	Superior Safety Codes Inc.	~$300–$600
Electrical Permit	Service connection and panel	Superior Safety Codes Inc.	~$200–$500
Plumbing Permit	Water lines inside the home	Superior Safety Codes Inc.	~$200–$400
Gas Permit	If connecting to natural gas	Superior Safety Codes Inc.	~$200–$400

Source: Sturgeon County Bylaw 1641/23 (2024 Fees and Charges) and permit application forms. Confirm current fees directly with the County.

Development Permit — What You'll Need to Submit

Source: Sturgeon County 2024 Development Permit Application

Completed application form — signed by ALL registered landowners on title
Legal description of the land (from land title)
Site plan showing: location of proposed home, setbacks from all property lines, location of existing/proposed water wells, dugouts, and septic systems
Description of proposed development: Single Detached Dwelling — Modular Home
Floor plan and building dimensions
Confirm: any other dwellings on the property? (adjacent farm)

Septic System — Sturgeon County Specifics

Source: Sturgeon County 2024 Private Sewage publications

Sturgeon County requires a Private Sewage Permit for all septic installations. The permit is issued by Superior Safety Codes Inc. Work must commence within 90 days of permit issuance. The system must meet Alberta Private Sewage Systems Standards of Practice (ABSOP) 2021 edition.

Hire a certified septic designer to design your system to ABSOP 2021 standards
Submit design to Superior Safety Codes for permit
Note: Sturgeon County also has a low-pressure municipal sewer system in some areas — confirm whether your parcel can connect or needs a private system
Call Sturgeon County Utilities: 780-939-8275 to confirm
Septic field must be minimum 100 ft from any water well
Septic field must be minimum 50 ft from any surface water (dugout, drainage ditch)

Modular Home — Alberta & Sturgeon County Requirements

CSA A277 is mandatory in Alberta. The modular home MUST be certified to CSA A277 standard — this is required by Alberta's Safety Codes Act AND by most lenders for mortgage approval. Confirm this certification in writing with the manufacturer before signing.

Confirm home is CSA A277 certified — get documentation in writing
CSA A277 is different from CSA Z240 (mobile home standard) — make sure it's A277
Provide manufacturer's drawings and specs with building permit application
Confirm with your lender that CSA A277 certification satisfies their modular home requirements

Key Contacts — Sturgeon County

Department	Contact	What They Handle
Planning & Development	780-939-8275 sturgeoncounty.ca	Development permits, land use, zoning questions
Superior Safety Codes Inc.	1-800-272-9227	Building permits, electrical, plumbing, gas, private sewage permits
ATCO Electric	310-5678	Power service connection to your property
ATCO Gas	310-5678	Natural gas service (confirm availability on Range Rd 260)
Alberta Water Well Registry	alberta.ca/water-well-search	Check existing wells on or near your parcel
Land Titles Office Alberta	780-422-7330	Title search, confirm ownership, encumbrances

First Phone Call to Make

Before anything else — call Planning & Development

Call 780-939-8275 (Sturgeon County Planning & Development) and ask these specific questions:

"What is the zoning designation of [legal land description]?"
"Is a single detached modular home a permitted or discretionary use on this parcel?"
"What are the minimum setback requirements from property lines?"
"Is there an existing farmstead on the adjacent parcel, and does that affect what I can build?"
"Does this parcel have access to the Sturgeon County low-pressure sewer system, or do I need a private septic system?"
"What is the current processing time for a development permit?"
"What is the current development permit fee for a single residential dwelling?"

Notes from County call

Official Links to Bookmark

🏛️

Sturgeon County — Permits & Policies

sturgeoncounty.ca/building-development/permits-policies

📄

Development Permit Application Form (2024 PDF)

Direct download from Sturgeon County

📄

Building Permit Application Form (2024 PDF)

Direct download from Sturgeon County

📄

Private Sewage Permit Application (2024 PDF)

Direct download from Sturgeon County

💧

Alberta Water Well Registry — Search existing wells near your parcel

alberta.ca/water-well-search

Site Planner

Where Does the House Go?

Drag the house footprint around the satellite image to test placement. Resize it to match your floor plan. Use the compass to think about sun and wind.

House Width (ft)

76 ft

House Depth (ft)

30 ft

Rotation

0°

N

↑

55109 Range Rd 260 · Sturgeon County
Red outline = your 2.47 ac parcel (Lot 3, Plan 1921774)

Setback from Rge Rd 260: confirm with County

🏡

76 × 30 ft

💧

Well/Septic

House footprint (drag to move)

Well / Septic area (drag to move)

Site Placement Notes