Construction & Renovation Services in Etobicoke
Full-service renovation contractors across Etobicoke, from waterfront Mimico to established Kingsway and post-war Rexdale suburbs.
Neighbourhoods We Serve in Etobicoke
Etobicoke Housing Stock & History
Etobicoke's housing stock varies enormously by neighbourhood. The Kingsway features grand Tudor Revival, Georgian, and Colonial homes on large lots with mature landscaping, typically 2,500 to 4,000+ square feet. Mimico, Long Branch, and New Toronto have a mix of converted lakeside cottages, 1920s-1940s brick homes, and mid-century bungalows. Central Etobicoke neighbourhoods like Princess Margaret and Alderwood are dominated by 1950s-1960s bungalows and side-splits with builder-grade finishes. Rexdale and Thistletown have a mix of 1960s-1980s suburban housing. This diversity means renovation approaches must be tailored to the specific home type and era.
Development History
Etobicoke's development tells a story of multiple distinct communities that were united by municipal amalgamation. The waterfront villages of Mimico, New Toronto, and Long Branch developed in the late 1800s and early 1900s as lakefront resort and working-class communities served by the radial railway along Lake Shore Boulevard. Mimico was incorporated as a town in 1917 and was known for its brickyards and lakeside recreation. Long Branch developed around a rifle range and summer resort area, while New Toronto attracted industry and workers. The Kingsway and Islington Village represent a contrasting thread of Etobicoke's history. The Kingsway was developed in the 1920s and 1930s as an exclusive residential enclave modeled after English garden suburbs, with winding streets, generous lots, and architectural covenants that required high-quality construction. Islington Village, centered on the historic Islington crossroads, has roots dating to the early 1800s and retains a distinct village character with heritage buildings and established tree canopy. Post-war suburban expansion filled in the rest of Etobicoke through the 1950s, 1960s, and 1970s. The former Township of Etobicoke was one of the fastest-growing municipalities in Canada during this era, with cookie-cutter subdivisions of bungalows, side-splits, and back-splits spreading north to Rexdale and west to Markland Wood. The Rexdale area experienced a second wave of development in the 1980s and 1990s. Etobicoke became part of the amalgamated City of Toronto in 1998. Today, the waterfront areas are experiencing intense condo development and revitalization, while the established residential areas are seeing steady renovation investment as homeowners update aging builder-grade finishes.
Construction & Renovation Guide: Etobicoke
Etobicoke's enormous diversity of housing stock means there is no single renovation approach that applies across the area. The Kingsway's grand homes require heritage-sensitive renovation with attention to period details and architectural covenants that may still govern the neighbourhood. Waterfront areas like Mimico and Long Branch face specific challenges related to flood risk, high water tables, and properties undergoing transition from modest cottage-era homes to modern residences. Post-war suburbs throughout central and northern Etobicoke offer the most straightforward renovation opportunities, with standard construction methods, generous lot sizes, and predictable building systems. Second-storey additions are one of the most popular renovation projects in Etobicoke, as the area's abundant bungalow stock provides excellent candidates for vertical expansion. A second-storey addition on a bungalow can double the living space at a cost significantly lower than buying a larger home in the same neighbourhood. Basement finishing is equally popular, particularly in the post-war homes that often have good ceiling heights (7.5 to 8 feet) and relatively modern concrete foundations. The Mimico Creek and Humber River corridors create environmental considerations for properties in their vicinity. Toronto Region Conservation Authority regulations apply to properties within the regulated areas, and flood risk mapping affects what can be built in low-lying waterfront areas. The City of Toronto and TRCA have been working on flood mitigation in the Mimico Creek corridor following significant flooding events, and homeowners should verify their property's flood risk status before investing in basement renovations.
Common Renovation Projects
- Second-storey additions on post-war bungalows
- Basement finishing in 1960s-1970s homes with good ceiling heights
- Kitchen and bathroom modernization replacing builder-grade finishes
- Open-concept main floor conversions in side-splits and back-splits
- Kingsway heritage home restoration and modernization
- Waterfront property renovation and flood-proofing in Mimico/Long Branch
- Secondary suite conversions for rental income
Typical Renovation Costs in Etobicoke
Estimates based on typical project scope. Actual costs vary by project specifics, material choices, and site conditions.
Unique Construction Challenges
- Flood risk in Mimico Creek and Humber River corridors requires TRCA consultation and may restrict below-grade development
- The Kingsway's architectural covenants and large-lot character require heritage-sensitive design approaches
- Enormous variation in housing stock means each project requires assessment of era-specific construction methods and materials
- Post-war homes often have 60-amp or 100-amp electrical panels insufficient for modern requirements
- Some mid-century homes have aluminum wiring requiring remediation or replacement
- Builder-grade 1960s finishes may include asbestos-containing materials such as floor tiles, pipe insulation, and ceiling texture
- Mature tree bylaws affect construction access and addition footprints, particularly in The Kingsway and Islington Village
Foundation Types in Etobicoke
Post-war homes throughout Etobicoke predominantly have concrete block foundations from the 1940s through 1960s or poured concrete foundations from the 1960s onward. Concrete block foundations are generally sound but may show cracking at mortar joints and are more susceptible to water infiltration than poured concrete. The Kingsway's older homes may have poured concrete or stone foundations from the 1920s and 1930s. Waterfront properties in Mimico and Long Branch may have foundations affected by high water tables and proximity to Lake Ontario. Basement ceiling heights in post-war homes are typically 7 to 8 feet, adequate for finishing without underpinning.
Common Foundation Issues
- Horizontal cracking in concrete block foundation walls from lateral earth pressure
- Water infiltration through block joints in older construction
- Efflorescence indicating moisture migration
- Window well drainage failures
- Aging exterior waterproofing membranes in 1960s-1970s homes
- High water table issues in waterfront areas
Environmental Considerations in Etobicoke
Asbestos
MEDIUM RISKProbability in area homes: 50-75% in pre-1980 homes
Etobicoke's housing stock spans a wide range of eras, and asbestos risk varies accordingly. Homes built before 1980 should be assumed to contain asbestos-containing materials until tested. Ontario Regulation 278/05 requires designated substance surveys before renovation or demolition of pre-1980 buildings. The most common asbestos materials in Etobicoke's post-war homes are 9-inch vinyl floor tiles, pipe insulation, ceiling texture compound, and vermiculite attic insulation. The Kingsway's older homes may have additional asbestos in original plaster and heating system insulation. Homes built after 1990 are generally asbestos-free.
Common Asbestos-Containing Materials
- 9-inch vinyl floor tiles and mastic adhesive
- Pipe insulation on heating systems
- Vermiculite attic insulation
- Stipple or popcorn ceiling texture
- Drywall joint compound (pre-1980)
- Transite cement board
- Original window caulking
Radon
MODERATE RISKHealth Canada data indicates 16.2% of Toronto homes test above the 200 Bq/m3 guideline level. Etobicoke's varied soil conditions, from clay in southern areas to glacial till in the north, create variable radon risk across the area. Post-war homes with poured concrete slabs generally have fewer radon entry points than older construction, but cracks, plumbing penetrations, and sump pits can all allow radon entry. Long-term testing (90+ days during heating season) is recommended before finishing any basement, and sub-slab depressurization systems should be considered during basement renovation projects.
Soil & Drainage
Etobicoke's soil conditions reflect the area's complex glacial and post-glacial geology. Southern areas near the lakefront sit on clay and silt deposits from glacial Lake Iroquois. Northern areas are characterized by glacial till, a mix of clay, sand, and gravel deposited by retreating glaciers. Properties near the Humber River and Mimico Creek have alluvial soils that are variable in composition and may be subject to seasonal water table fluctuations. Fill material from various eras of development may overlie native soils in some areas.
Drainage considerations: Drainage requirements vary significantly across Etobicoke. Waterfront properties in Mimico and Long Branch face the highest water table conditions and flood risk, requiring robust waterproofing, sump pumps, and in some cases flood-proofing measures. Inland post-war homes typically have functional drainage systems but may need sump pump upgrades and backwater valve installation during basement renovation. Properties near Mimico Creek should verify flood risk status with the TRCA before planning below-grade development.
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 Etobicoke
Etobicoke's property market reflects its enormous neighbourhood diversity. The Kingsway commands prices exceeding $2 million for detached homes on large lots. Islington Village detached homes trade in the $1.2 to $1.8 million range. Mimico and Long Branch have seen dramatic appreciation as waterfront revitalization drives demand, with houses in the $1.0 to $1.5 million range. Post-war homes in central Etobicoke and Rexdale offer entry points from $800,000, making them accessible renovation candidates with significant upside potential. Second-storey additions on bungalows consistently deliver strong ROI by dramatically increasing livable space.
Market outlook: Waterfront areas (Mimico, Long Branch) are experiencing the strongest appreciation as transit investment and revitalization continue. The Kingsway remains a stable premium market. Post-war suburban areas offer value and renovation potential, particularly as new transit investment (such as the Eglinton Crosstown and Finch West LRT) improves connectivity.
Building Permits & Regulations in Etobicoke
All Etobicoke renovations requiring structural, plumbing, or mechanical work need building permits from the City of Toronto. The Ontario Building Code (OBC), with its 2024 update effective since January 2025, establishes construction standards throughout the area. Electrical Safety Authority (ESA) permits are required for electrical work, and TSSA-licensed technicians must perform any gas-related work. The minimum building permit fee is $214.79, and interior renovations are assessed at $4.93 per square metre. Second-storey additions, one of the most common Etobicoke projects, require full building permits with architectural and structural engineering drawings.
Common Permits Required
- Building permit for second-storey additions on bungalows
- Building permit for basement finishing or secondary suite conversion
- Building permit for structural modifications or load-bearing wall removal
- ESA electrical permit for panel upgrades, rewiring, or aluminum wiring remediation
- Plumbing permit for drain, vent, and supply modifications
- TRCA permit for properties within Mimico Creek or Humber River regulated areas
- Tree removal permit for trees 30 cm diameter or larger
Heritage Considerations
Etobicoke does not have any formal Heritage Conservation Districts, but individual properties in The Kingsway, Islington Village, and along the waterfront may be listed on the City of Toronto Heritage Register. Listed properties require heritage review for exterior alterations and 60 days' notice before demolition. The Kingsway has informal but strong community expectations for maintaining architectural character, and some properties may still be subject to original deed covenants that restrict alterations. Check the Heritage Register and any title restrictions before planning exterior changes.
Zoning Notes
Secondary suites are permitted city-wide in Toronto, and Etobicoke's spacious post-war homes are excellent candidates for basement suite conversions. Garden suites have been permitted since February 2022 for properties with laneway access. Multiplex conversions up to 4 units are allowed on most residential lots since May 2023. Waterfront areas in Mimico and Long Branch have specific zoning provisions related to flood risk and lakefront setbacks. Properties within TRCA regulated areas near Mimico Creek or the Humber River may face development restrictions.
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
Key Renovation Considerations for Etobicoke
Identify your home's specific construction era and type before planning your renovation. Etobicoke's housing ranges from 1920s Kingsway estates to 1990s Rexdale subdivisions, and each requires a different approach to materials, systems, and regulatory requirements.
Check for aluminum wiring in homes built between 1965 and 1975. Aluminum wiring is a fire risk and must be remediated through either full rewiring or installation of approved copper-to-aluminum connectors (such as COPALUM) at all termination points. ESA inspection is required.
Verify flood risk status for any property near Mimico Creek, the Humber River, or the Lake Ontario waterfront before investing in basement renovations. TRCA flood risk mapping is available online, and the City of Toronto can provide property-specific flood risk information.
Commission a designated substance survey per Ontario Regulation 278/05 before renovating any home built before 1980. Post-war homes commonly contain asbestos in floor tiles, pipe insulation, and ceiling textures.
For second-storey additions on bungalows, engage a structural engineer early to assess the existing foundation's capacity to support the additional load. Some post-war foundations may require reinforcement before adding a second storey.
If your home is in The Kingsway, check for original deed covenants that may restrict alterations, materials, or building height. While these covenants may or may not be enforceable, they reflect community expectations and may affect neighbour relations and Committee of Adjustment applications.
Take advantage of Etobicoke's generally larger lot sizes and good construction access compared to older Toronto neighbourhoods. Better site access typically means lower construction costs and faster project timelines.
Frequently Asked Questions: Renovations in Etobicoke
How much does a second-storey addition cost on an Etobicoke bungalow?
Second-storey additions on Etobicoke bungalows typically cost between $225 and $400 per square foot, depending on the design complexity, finishes, and any foundation reinforcement required. For a typical 1,000 square foot addition (adding 2-3 bedrooms and a bathroom over an existing bungalow), expect total costs of $225,000 to $400,000. This includes structural engineering, architectural design, building permits, and construction. Foundation assessment is essential, as some post-war foundations may need reinforcement to support the additional load. The project typically takes 4 to 6 months from permit approval to completion.
Is my Mimico home at risk of flooding if I finish the basement?
Mimico has experienced significant flooding events, particularly in the Mimico Creek corridor and low-lying lakefront areas. Before investing in a basement renovation, check the TRCA flood risk mapping for your property and review the City of Toronto's flood risk information. If your property is in a flood-risk area, a robust flood-proofing strategy is essential, including backwater valves, sump pumps with battery backup, proper grading, and potentially a flood shield for basement windows. The City of Toronto's basement flooding protection subsidy program can offset some costs. Even properties outside formal flood zones should install backwater valves, as intense rain events can overwhelm the combined sewer system.
Do Kingsway homes have special renovation requirements?
While The Kingsway does not have a formal Heritage Conservation District, several factors create unique renovation requirements. Some properties are individually listed on the City of Toronto Heritage Register, requiring heritage review for exterior changes. Original deed covenants from the 1920s-1930s development may restrict building materials, height, or usage. The community has a strong tradition of maintaining architectural character, and the Committee of Adjustment closely scrutinizes applications that may affect neighbourhood character. The Kingsway's mature tree canopy is protected by Toronto's tree bylaw, and ravine lot restrictions may apply to properties near the Humber River. Interior renovations are generally straightforward, but plan exterior modifications carefully.
Should I update the electrical panel in my 1960s Etobicoke home?
Almost certainly yes. Most 1960s Etobicoke homes have 100-amp electrical panels (some still have 60-amp), which are insufficient for modern electrical loads including kitchen appliances, air conditioning, home offices, and future EV charging. Upgrading to a 200-amp panel costs $3,000 to $5,000 for the panel swap, plus the cost of any additional circuits. If your home has aluminum wiring (common in homes built 1965-1975), remediation is also required, adding $8,000 to $15,000 or more depending on home size. An ESA electrical permit and inspection are mandatory for panel upgrades.
What renovation projects have the best ROI in Etobicoke?
The highest-ROI renovations in Etobicoke depend on your specific neighbourhood and home type. For bungalows, second-storey additions deliver exceptional ROI by dramatically increasing living space and appealing to the strong family buyer market. Kitchen renovations consistently return 70-80% of investment across all Etobicoke neighbourhoods. Basement finishing or secondary suite conversion offers both equity increase and rental income potential, particularly near transit corridors. In waterfront areas like Mimico and Long Branch, comprehensive renovations that transform modest homes into modern residences can capture significant appreciation in a rapidly rising market. In The Kingsway, sensitive heritage restoration preserves and enhances already-premium property values.
About Etobicoke
Etobicoke offers a remarkably diverse living experience across its many distinct communities. The waterfront villages of Mimico and Long Branch are experiencing a renaissance with new restaurants, shops, and transit investment along Lake Shore Boulevard. The Kingsway and Islington Village provide an established, village-like atmosphere with mature tree canopy and heritage character. Central Etobicoke offers family-friendly suburban living with good schools, parks, and improving transit connections. Homeowners across Etobicoke are actively investing in renovations to update aging housing stock, add living space, and capture the area's strong appreciation potential.
Our Services in Etobicoke
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
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