Construction & Renovation Services in East York

A second-storey addition on a typical East York bungalow costs $225-$400 per square foot, with total project costs ranging from $250,000-$500,000 depending on size, finishes, and foundation requirements. A common scenario involves adding 800-1,000 sq ft above an existing 900-1,100 sq ft bungalow, creating a 1,700-2,100 sq ft two-storey home. The existing foundation must be assessed by a structural engineer — some post-war foundations require reinforcement or partial underpinning to support the second storey. Combined with main-floor renovation, the total investment typically runs $350,000-$600,000 but can transform a $1.1M bungalow into a $1.7M+ family home.

In most cases, renovation is more cost-effective. A comprehensive renovation including second-storey addition, main-floor reconfiguration, and full mechanical upgrades costs $300,000-$500,000. A tear-down and rebuild typically costs $400,000-$650,000+ for construction alone, plus demolition ($30,000-$50,000) and additional design and permit costs. Renovation also preserves the existing foundation (reducing structural costs), avoids the higher development charges associated with new construction, and typically has a shorter timeline. Rebuilding makes sense only when the existing structure has severe issues — major foundation failure, extensive structural damage, or lot configurations where the existing footprint does not suit modern living.

The Ontario Building Code (OBC) requires a minimum clear ceiling height of 1.95 metres (6 feet 5 inches) in habitable rooms and 1.85 metres (6 feet 1 inch) in bathrooms, laundry rooms, and hallways. Most original East York basements fall short at 6-7 feet (including the floor slab and any duct work hanging below the joists). Underpinning to achieve a final ceiling height of 8-9 feet is the standard approach, costing $120-$250 per linear foot of foundation wall. An alternative for homes that are close to the minimum is lowering the basement floor slab (bench footing) rather than full underpinning, which can be less expensive depending on soil conditions.

If your East York home was built before 1950, there is a high probability that knob-and-tube wiring is present, either actively in use or abandoned in walls and attics. Visible indicators include ceramic knobs on joists in the basement or attic, single-conductor wires running through porcelain tubes in framing, and ungrounded two-prong outlets. An ESA-licensed electrician can perform a comprehensive assessment for $300-$500. If knob-and-tube is active, replacement is strongly recommended for safety reasons and is required by the ESA whenever it is exposed during renovation. Most home insurance providers charge higher premiums or refuse coverage for homes with active knob-and-tube wiring.

Yes, under the City of Toronto's multiplex zoning update effective May 2023, you can convert residential properties to contain up to 4 units. East York's generous lot sizes (typically 30-40 ft wide, 100-120 ft deep) make many properties eligible. A typical conversion might include: a main-floor and second-storey unit created through a second-storey addition, a basement unit created through underpinning, and potentially a garden suite in the rear yard. Each unit must comply with Ontario Building Code requirements for fire separation, egress, ceiling height, and independent mechanical systems. ESA and TSSA permits are required for separate utility connections. The investment is substantial — $400,000-$700,000 for a full conversion with addition — but the resulting multi-unit property can generate significant rental income alongside owner-occupied living space.

Post-war East York homes typically have minimal insulation — empty wall cavities or thin rock wool batts, and attic insulation well below current recommendations. During renovation, prioritize: (1) wall cavity insulation using blown-in cellulose or spray foam ($3-$6/sq ft of wall area), (2) attic insulation upgrade to R-60 ($2,500-$5,000 for blown-in cellulose), (3) basement wall insulation during underpinning (spray foam or rigid board, $5-$10/sq ft), and (4) window replacement with double or triple-pane units ($600-$1,200 per window). The combined investment of $15,000-$35,000 typically reduces heating costs by 30-50% and dramatically improves comfort. Natural Resources Canada's Greener Homes Grant program may provide rebates for qualifying energy upgrades.