Construction & Renovation Services in Burlington
Burlington is a growing city on the western shore of Lake Ontario in Halton Region, offering a mix of established neighbourhoods and revitalizing urban areas. From the transitioning Aldershot community near the Hamilton border to the family-friendly suburbs of Millcroft and Appleby, Burlington provides a range of renovation opportunities. Its proximity to the Niagara Escarpment adds unique geological considerations to construction projects in certain areas of the city.
Neighbourhoods We Serve in Burlington
Burlington Housing Stock & History
Burlington's housing stock reflects its decades of steady suburban growth. The oldest homes are found in Aldershot and downtown Burlington, with many dating from the 1940s and 1950s. The 1960s through 1980s saw the development of the city's characteristic split-level and two-storey suburban homes across neighbourhoods like Appleby, Brant Hills, and Palmer. Millcroft, built in the 1990s, offers larger executive-style homes. Many of Burlington's 1970s and 1980s homes are now reaching the age where major systems and finishes need updating.
Development History
Burlington's history stretches back to the early 1800s when the area was settled as a farming community along the shores of Lake Ontario. The town grew steadily through the 19th century, with its downtown core and waterfront becoming established centres of commerce. Aldershot, on the western edge near Hamilton, developed its own distinct character as a working-class community. Post-war suburban expansion brought significant residential growth through the 1960s, 1970s, and 1980s, with neighbourhoods like Appleby, Brant Hills, and Tyandaga filling in. Millcroft was developed in the 1990s as a master-planned community. Burlington was incorporated as a city in 1974 and has continued to evolve, with downtown intensification and the Aldershot area undergoing significant transitional change as older properties are renovated or redeveloped.
Construction & Renovation Guide: Burlington
Burlington offers a wide range of renovation opportunities, from updating 1970s-80s suburban homes to restoring heritage properties downtown and tackling whole-home renovations in transitioning Aldershot. The City of Burlington has been encouraging residential intensification in certain areas, creating opportunities for secondary suites and property conversions. Contractors should be aware of the varied housing ages across the city, as different eras present different challenges — from asbestos in older homes to builder-grade finishes in newer ones.
Common Renovation Projects
- Kitchen and bathroom updates in 1970s-80s homes
- Basement finishing in suburban homes
- Window and door replacement for energy efficiency
- Whole-home renovation of Aldershot post-war bungalows
- Secondary suite conversions
- Deck and outdoor living space construction
- Roof replacement and attic insulation upgrades
- Main floor open-concept conversions in older layouts
Typical Renovation Costs in Burlington
Estimates based on typical project scope. Actual costs vary by project specifics, material choices, and site conditions.
Unique Construction Challenges
- Many 1970s-80s homes have original electrical panels, plumbing, and HVAC systems that need upgrading during renovations
- Aldershot's older housing stock may have knob-and-tube wiring, galvanized steel plumbing, and inadequate insulation
- Properties near the Niagara Escarpment may have shallow bedrock that complicates excavation and foundation work
- Ravine lots in Tyandaga and other areas have specific grading and setback requirements from Conservation Halton
- Downtown Burlington heritage properties require sensitivity to architectural character
- Some older Burlington properties, particularly in Aldershot near the Hamilton border, may have soil contamination from historical industrial activity that should be assessed before excavation
Foundation Types in Burlington
The majority of Burlington homes sit on poured concrete foundations, particularly those built from the 1970s onward. Older homes in Aldershot and downtown Burlington from the 1950s and 1960s more commonly have concrete block (cinder block) foundations. These block foundations are more susceptible to moisture infiltration and cracking than poured concrete. Homes near ravine systems may have deeper footings or engineered foundations to account for slope stability.
Common Foundation Issues
- Concrete block foundation deterioration and moisture penetration in older Aldershot and downtown homes
- Horizontal cracking in block foundations from lateral soil pressure
- Efflorescence and moisture issues in basements, particularly in homes near ravines
- Older homes may lack modern waterproofing and weeping tile systems
- Foundation settlement in areas with clay soils during dry periods
Environmental Considerations in Burlington
Asbestos
MODERATE TO HIGH RISKProbability in area homes: High in homes built before 1985, moderate in homes built 1985-1990
Burlington has a large inventory of homes built during the 1960s, 1970s, and early 1980s when asbestos-containing materials were commonly used in residential construction. Older homes in Aldershot and downtown are at particularly high risk. Ontario Regulation 278/05 applies to all asbestos handling and removal in Ontario. Any renovation that disturbs suspect materials should include professional asbestos testing before work begins.
Common Asbestos-Containing Materials
- Vermiculite attic insulation
- 9x9 inch vinyl floor tiles and black mastic adhesive
- Pipe and duct insulation wrapping
- Drywall joint compound and textured ceilings
- Exterior cement board siding and soffit materials
- Furnace cement and duct tape on older HVAC systems
Radon
MODERATE RISKBurlington falls within the moderate radon risk zone for the GTA and Halton Region. Properties closer to the Niagara Escarpment on the western side of Burlington may have slightly elevated radon potential due to the underlying limestone and dolostone bedrock. Health Canada recommends testing all homes for radon regardless of location. Long-term test kits (90+ days) provide the most accurate results. Any basement finishing project should include a radon mitigation rough-in as a precaution.
Soil & Drainage
Burlington sits on glacial clay till across most of the city. Properties on the western side and at higher elevations may encounter limestone bedrock closer to the surface due to the proximity of the Niagara Escarpment. Ravine systems cut through several Burlington neighbourhoods, creating localized areas of higher water tables and erosion-prone slopes.
Drainage considerations: Clay soils throughout Burlington have poor natural drainage, making proper lot grading, weeping tile maintenance, and sump pump installation important for all homes. Properties near ravines require special attention to stormwater management. The City of Burlington requires downspout disconnection from the sanitary sewer system. Basement waterproofing is a common and worthwhile investment given the prevalent clay soils.
All environmental assessments should be conducted by qualified professionals before renovation work begins. We coordinate testing and abatement as part of our renovation process.
Property Values & Renovation ROI in Burlington
Burlington offers solid property values that have grown steadily over the years. At approximately $991,000 average, homes are more affordable than neighbouring Oakville while still commanding strong prices. The Aldershot area represents a value opportunity as it transitions from older working-class housing to a more diverse, revitalized neighbourhood. Millcroft and south Burlington command premium prices for their larger homes and established character.
Market outlook: Burlington's market remains stable and growing, supported by its quality of life, transit connections via GO, and proximity to both Toronto and Hamilton. The Halton Region condo average is approximately $629,896 as of early 2026. Burlington's mix of housing types at various price points keeps the market accessible to a range of buyers, supporting continued demand for renovated homes.
Building Permits & Regulations in Burlington
The City of Burlington issues building permits under the Ontario Building Code (OBC), with the current edition effective since January 2025. Burlington offers an online portal for permit applications and inspection scheduling. Electrical permits must be obtained separately through the Electrical Safety Authority (ESA), and gas appliance installations are regulated by the Technical Standards and Safety Authority (TSSA). The city's building department is generally responsive, though processing times vary by project complexity.
Common Permits Required
- Building permit for structural alterations, additions, and finished basements
- Building permit for window and door replacements that change opening sizes
- Plumbing permit for new or relocated plumbing fixtures
- Electrical permit through the ESA for all electrical work
- Demolition permit for removing structures
- Pool permit for new swimming pools or hot tubs
- Conservation Halton permit for work near ravines or regulated natural areas
- Niagara Escarpment Commission development permit for properties within the Escarpment Plan area
Heritage Considerations
Downtown Burlington and parts of Aldershot contain properties with heritage significance. Properties designated under the Ontario Heritage Act require approval for exterior alterations. The City of Burlington maintains a heritage register, and homeowners should verify their property's status before planning exterior renovation work. Heritage considerations primarily affect exterior changes — materials, colours, architectural features, and additions visible from the street.
Zoning Notes
Burlington's zoning bylaw regulates lot coverage, setbacks, building height, and permitted uses across the city. Recent provincial legislation has expanded permissions for additional residential units (up to three units on most residential lots). Properties within the Niagara Escarpment Plan area on the western edge of Burlington are subject to additional development controls from the Niagara Escarpment Commission. The city's official plan encourages intensification along major transit corridors and in the downtown.
Applicable Codes & Standards
- Ontario Building Code (OBC) — Provincial building standards applicable to all renovation work
- ESA (Electrical Safety Authority) — All electrical work requires ESA permits and inspection
- TSSA — Gas and fuel-related work requires TSSA-licensed technicians
- Ontario Heritage Act — Heritage properties may require additional approvals
Key Renovation Considerations for Burlington
Many Burlington homes from the 1970s and 1980s are prime candidates for kitchen, bathroom, and basement renovations as original finishes reach end of life
Aldershot homes often require comprehensive updates including electrical, plumbing, and insulation upgrades
Concrete block foundations in older homes should be assessed for structural integrity and moisture issues before finishing basements
Asbestos testing is essential before renovating any home built before 1990 — Burlington has a large inventory of homes from this era
Properties near the Niagara Escarpment may require a development permit from the Niagara Escarpment Commission in addition to city permits
Ravine lot properties need Conservation Halton approval and should address erosion and drainage in renovation plans
The City of Burlington requires sump pump discharge to be directed to the property surface, not connected to the sewer system
Radon testing should be completed before finishing any basement, with mitigation rough-in included in the renovation scope
Open-concept conversions are popular in older Burlington split-levels and side-splits but require engineering assessment for load-bearing wall removal
Energy efficiency upgrades including windows, insulation, and HVAC are high-priority projects for 1970s-80s homes to reduce heating costs
Frequently Asked Questions: Renovations in Burlington
How much does it cost to renovate a 1970s home in Burlington?
The cost of renovating a 1970s home in Burlington depends heavily on the scope of work. A kitchen renovation typically costs $35,000-$85,000, bathrooms run $18,000-$45,000 each, and basement finishing costs $35,000-$80,000. A comprehensive whole-home renovation addressing kitchen, bathrooms, flooring, electrical panel upgrade, and cosmetic updates might range from $100,000 to $250,000 or more. Many 1970s Burlington homes also benefit from window replacement ($15,000-$30,000 for a typical home), insulation upgrades, and HVAC modernization. Getting a detailed scope and professional estimates before starting helps avoid surprises.
Do I need a permit to finish my basement in Burlington?
Yes. The City of Burlington requires a building permit for basement finishing work. This covers framing, insulation, electrical, plumbing (if adding a bathroom), HVAC modifications, and fire safety requirements including smoke and carbon monoxide detectors and proper egress windows for bedrooms. Electrical work requires a separate permit from the Electrical Safety Authority (ESA). Completing basement work without permits can result in fines, mandatory removal of unpermitted work, and complications when selling your home. The permit process also ensures your renovation meets current Ontario Building Code safety standards.
Is Aldershot a good area to buy and renovate in Burlington?
Aldershot is one of Burlington's most active renovation areas and offers genuine opportunity. As an older neighbourhood near the Hamilton border, it features more affordable housing stock compared to other Burlington areas, with many 1940s-1960s homes that benefit from modernization. The area is transitioning, with new development, improved infrastructure, and growing desirability. Renovating in Aldershot typically means dealing with older building systems including potential knob-and-tube wiring, galvanized plumbing, and smaller electrical services. However, the renovation investment can be worthwhile given the area's trajectory and its proximity to Burlington GO station.
What should I know about renovating near the Niagara Escarpment in Burlington?
Properties in western Burlington that fall within the Niagara Escarpment Plan area are subject to development permits from the Niagara Escarpment Commission (NEC) in addition to regular City of Burlington building permits. The NEC regulates construction, grading, and site alteration to protect the Escarpment's natural environment. Approval timelines can be longer, and there may be restrictions on building footprint expansion, tree removal, and grading changes. Additionally, properties closer to the Escarpment may encounter shallow limestone bedrock, which can increase excavation costs significantly. If your property is near the Escarpment, check with both the City and the NEC early in your planning process.
Should I worry about the soil conditions when renovating in Burlington?
Yes, soil conditions are an important consideration for Burlington renovations, especially for any below-grade or foundation work. Most of Burlington sits on clay till, which expands when wet and shrinks when dry. This movement can cause foundation cracks, basement moisture issues, and drainage problems over time. Properties near ravines face additional challenges with slope stability and higher water tables. When finishing a basement, investing in proper waterproofing, a functioning sump pump, and adequate drainage is essential. For additions or structures requiring new foundations, a geotechnical report may be recommended to determine soil bearing capacity and appropriate footing design.
About Burlington
Burlington is a well-established city that balances suburban family living with an increasingly vibrant downtown core. The city's renovation market is driven largely by homeowners updating 1970s and 1980s homes to modern standards, as well as by the ongoing transformation of the Aldershot neighbourhood. Burlington's location between Toronto and Hamilton, with GO Transit service, makes it attractive to commuters who want more space and lower housing costs than Toronto or Oakville. The City of Burlington is generally efficient with permits and inspections, and the local contractor market is competitive. Homeowners should be aware that Burlington's ravine systems and proximity to the Niagara Escarpment create unique site conditions that may not be immediately obvious when planning a renovation.
Our Services in Burlington
Bathroom Renovations
Complete bathroom remodels from powder rooms to luxury ensuites
Kitchen Renovations
Custom kitchen remodels for modern living
Basement Renovations
Transform your unfinished basement into beautiful living space
Secondary Dwelling Units
Complete ADU and in-law suite construction
Legal Rental Units
Code-compliant basement apartments for rental income
General Contracting
Full-service residential construction and renovation
Also Serving Nearby Areas
Ready to Start Your Burlington Renovation?
Browse our directory of verified contractors serving Burlington and connect directly with trusted professionals.