Construction & Renovation Services in The Danforth

Legalizing a non-conforming basement apartment requires a building permit from the City of Toronto and compliance with current Ontario Building Code (OBC) requirements. Key requirements include: minimum 6 ft 5 in ceiling height (underpinning may be needed), 1-hour fire separation between units with proper fire stopping, a second means of egress (typically an egress window meeting OBC minimums), interconnected smoke and carbon monoxide alarms, separate electrical metering (ESA permit required), and independent heating capability. Costs range from $30,000 for minor upgrades on already-close-to-compliant suites to $150,000+ for complete rebuilds requiring underpinning. The investment is worthwhile — legal suites increase property value and rental income while reducing insurance and liability risk.

Properties within the Toronto and Region Conservation Authority (TRCA) regulated area — generally within 15 metres of the ravine crest or within the flood plain — require a TRCA development permit in addition to standard City of Toronto building permits. The TRCA application requires a geotechnical report, slope stability analysis, tree inventory, erosion and sediment control plan, and stormwater management plan. Review times are typically 8-12 weeks. Building setbacks from the stable top-of-slope are strictly enforced, which can significantly limit what you can build on ravine lots. A pre-consultation meeting with the TRCA ($350-$750) is strongly recommended before investing in design.

A comprehensive renovation of a typical 1,500-1,800 sq ft Danforth home — including kitchen, two bathrooms, basement finishing, and full mechanical updates (electrical, plumbing, HVAC) — typically costs $250,000-$450,000. This assumes the home has good structural bones and does not require underpinning or major foundation work. Add $80,000-$150,000 for underpinning if needed. Rear additions add $250-$425 per square foot. Hazardous materials abatement adds $8,000-$25,000. Timeline from permit application to completion is typically 7-12 months for a full renovation.

The Danforth's 1920s-1930s homes are generally excellent renovation candidates. Construction quality from this era is typically superior to both earlier Victorian worker housing and later post-war construction. The double-brick walls, hardwood framing, original hardwood floors, and solid concrete block foundations provide a strong base for modernization. Rebuilding (demolition and new construction) rarely makes financial sense unless the home has severe structural issues, because the cost of new construction ($350-$500+ per sq ft) plus demolition exceeds the cost of comprehensive renovation, and you lose the character and mature landscaping. Renovation preserves the solid bones while bringing systems, layout, and finishes up to modern standards.

Third-storey additions are technically possible but face significant zoning hurdles in most Danforth locations. Maximum building height restrictions, angular plane requirements (which limit how high you can build based on distance from property lines), and neighbourhood character guidelines make approval through the Committee of Adjustment necessary in most cases. You will need an architect's design that demonstrates compatibility with the streetscape, a structural engineer's confirmation that the existing foundation can support the additional load, and typically a zoning variance application. Costs for third-storey additions range from $250-$450 per square foot. The process from design through completion typically takes 10-16 months, including the variance application timeline.

Perceptible vibration from TTC subway operations is documented in homes within approximately 30-50 metres of tunnel alignments, particularly near stations where trains decelerate and accelerate. The effect varies significantly based on distance from the tunnel, soil conditions, foundation type, and building construction. For most living purposes, the vibration is minor and many residents become accustomed to it. However, for sensitive uses such as home recording studios, vibration-sensitive equipment, or light sleepers in basement bedrooms, isolation measures can be incorporated during renovation. These include floating floor systems, resilient channel on walls and ceilings, and vibration-isolating underlayments. Costs are modest — typically $5-$15 per square foot for the affected rooms.