Construction & Renovation Services in Oshawa
Affordable renovation solutions for Oshawa homeowners, from 1950s bungalows to modern Kedron and Windfields builds.
Neighbourhoods We Serve in Oshawa
Oshawa Housing Stock & History
Oshawa has the GTA's most affordable and diverse housing stock. Southern neighbourhoods like McLaughlin, Pinecrest, and downtown feature compact 1940s-60s bungalows and war-era cottages, many with low basements and original systems. Central areas like Samac and Northwood offer 1970s-80s side splits and two-storey homes. Northern communities including Kedron and Windfields have modern 2000s-2020s construction with contemporary floor plans. This range means renovation contractors encounter everything from knob-and-tube rewiring jobs to builder-grade finish upgrades.
Development History
Oshawa's identity was forged by the automobile industry. The city became the home of General Motors of Canada in 1907, when Sam McLaughlin's carriage works transitioned to automotive manufacturing. For over a century, GM's massive assembly plant on the south side of the city defined Oshawa's economy and shaped its built environment. Working-class neighbourhoods of modest, well-built homes grew around the plant and along Simcoe Street, housing generations of autoworkers and their families. The GM plant's closure in 2019 (with partial reopening for truck production in 2022) marked the end of an era but accelerated the city's diversification. Oshawa's downtown dates to the 1840s and retains some significant heritage buildings, most notably the Parkwood Estate, the former McLaughlin family mansion designated as a National Historic Site. The downtown core has experienced cycles of investment and decline but is currently seeing renewed interest through institutional investment and residential intensification tied to Ontario Tech University, which opened in 2002 in the city's north end. The northern reaches of Oshawa, including the Kedron, Taunton, and Windfields neighbourhoods, represent the city's modern growth era from the 2000s onward. These areas feature contemporary subdivision development on former agricultural land, providing new housing that contrasts sharply with the city's older southern neighbourhoods. This north-south divide creates distinct renovation markets: comprehensive updates for affordable older homes in the south, and finish upgrades and basement development in newer homes to the north.
Construction & Renovation Guide: Oshawa
Oshawa presents one of the GTA's most compelling renovation markets due to its affordable entry prices and large stock of older homes with significant update potential. A $731,000 average home price, the lowest among major GTA municipalities, means renovation budgets stretch further and the percentage return on investment can be substantial. Many Oshawa homes were purchased specifically because they were affordable enough to allow for major renovation investment. The city's large inventory of 1950s-70s homes represents the primary renovation opportunity. These homes were solidly built for their era but feature outdated electrical systems (sometimes still with 60-amp service), original plumbing, low basements, small kitchens, and single bathrooms. Comprehensive renovations that modernize these homes while preserving their solid structural bones can transform a $600,000-$700,000 property into a significantly more valuable and livable home. Northern Oshawa's newer homes in Kedron and Windfields generally need less work but offer opportunities for basement finishing, particularly as secondary suites to serve Ontario Tech University and Durham College student housing demand. The proximity of these institutions creates one of Durham Region's strongest rental markets, making income-generating renovation projects especially attractive in Oshawa.
Common Renovation Projects
- Comprehensive whole-home renovation of 1950s-60s bungalows
- Kitchen modernization replacing original or dated layouts
- Bathroom renovation and ensuite additions
- Basement finishing and secondary suite conversion
- Electrical service upgrades from 60/100-amp to 200-amp panels
- Plumbing system replacement in pre-1970s homes
- Open concept main-floor conversions in older homes
- Window replacement and insulation upgrades for energy efficiency
Typical Renovation Costs in Oshawa
Estimates based on typical project scope. Actual costs vary by project specifics, material choices, and site conditions.
Unique Construction Challenges
- Many 1940s-60s Oshawa homes have concrete block foundations with 6-7 foot basement ceiling heights, requiring underpinning for comfortable finishing
- Older industrial-area homes in south Oshawa near the former GM plant may have soil contamination concerns requiring Phase I or Phase II Environmental Site Assessments for major excavation work
- Some pre-1950s homes retain knob-and-tube wiring or 60-amp electrical service, requiring complete rewiring and panel upgrades before other renovation work can proceed
- Low property values relative to renovation costs mean careful budgeting is essential to avoid over-improving for the neighbourhood
- Older homes frequently have galvanized steel water supply lines and cast iron drain stacks approaching end of life that should be addressed during renovations
- Lead paint is probable in pre-1960s homes and must be handled according to Ontario safety guidelines during renovation
Foundation Types in Oshawa
Oshawa's older southern neighbourhoods predominantly feature concrete block (cinder block) foundations, typical of post-war construction through the 1960s. These foundations often have low ceiling heights of 6-7 feet and may show age-related deterioration including mortar joint cracking, block spalling, and water infiltration. Homes built from the 1970s onward generally have poured concrete foundations with 7-8 foot ceilings. Newer construction in Kedron and Windfields features modern poured concrete with 9-foot basement ceilings ideal for finishing.
Common Foundation Issues
- Concrete block deterioration and mortar joint failure in 1940s-60s homes
- Very low basement ceilings (6-6.5 feet) in oldest homes
- Horizontal cracking in block walls from lateral soil pressure
- Water infiltration through aging or non-existent waterproofing
- Efflorescence indicating ongoing moisture issues
- Floor slab cracking and heaving in areas with expansive clay or high water table
Environmental Considerations in Oshawa
Asbestos
MEDIUM-HIGH RISKProbability in area homes: 60-85% in pre-1980 homes
Oshawa's large stock of 1940s-70s homes means asbestos-containing materials are prevalent across much of the city. Pipe insulation, floor tiles, ceiling textures, vermiculite insulation, and cement-based products from this era commonly contain asbestos fibres. Homes near the former industrial areas may also have asbestos in non-standard applications. All renovation work in pre-1985 homes must comply with Ontario Regulation 278/05 under the Occupational Health and Safety Act, which establishes strict requirements for asbestos identification, worker protection, removal procedures, and disposal. Professional testing by an accredited laboratory is required before disturbing any suspect materials.
Common Asbestos-Containing Materials
- Pipe and boiler insulation
- 9x9 inch vinyl floor tiles and black mastic adhesive
- Vermiculite attic insulation (Zonolite brand common)
- Drywall joint compound
- Plaster and stucco mixtures
- Cement asbestos board siding and soffit
- Duct tape and furnace cement
Radon
LOW RISKDurham Region records approximately 4.2% of tested homes exceeding Health Canada's guideline of 200 Bq/m3, which is lower than many other parts of southern Ontario. Oshawa's results are consistent with this regional average. However, radon gas concentrations are highly localized and depend on the specific geology beneath each home, the foundation type and condition, and home ventilation patterns. Health Canada strongly recommends that every home be tested individually regardless of regional statistics. This is especially important in Oshawa's older homes where foundation cracks and gaps provide easier entry paths for radon gas. Inexpensive long-term test kits are widely available and should be deployed before or during any basement renovation.
Soil & Drainage
Oshawa's soil conditions vary between northern and southern areas. Northern sections sit on typical glacial clay till with moderate drainage characteristics. Southern Oshawa near Lake Ontario has lacustrine (lake-deposited) clay and silt deposits from the post-glacial Lake Iroquois, which can have higher moisture content and different bearing characteristics than the clay till further north. Some areas near Oshawa Creek and its tributaries have alluvial soils with higher water tables.
Drainage considerations: Sump pumps are essential throughout Oshawa, particularly in older homes that may lack modern drainage infrastructure. Many 1950s-60s homes were built without weeping tile or with clay tile drainage that has since deteriorated. Before finishing any basement in an older Oshawa home, invest in a professional drainage assessment and address any deficiencies. Backwater valves are strongly recommended, especially in lower-lying southern areas that can experience combined sewer surcharge during heavy rainfall.
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 Oshawa
At approximately $731,000, Oshawa offers the most affordable average home price among major GTA municipalities. This affordability creates a compelling renovation equation: lower purchase prices mean buyers can allocate more budget to renovations, and the percentage return on renovation investment is often higher than in more expensive markets. A $50,000 kitchen renovation represents a larger proportional improvement in a $700,000 home than in a $1.3 million home. Combined with strong rental demand from Ontario Tech University and Durham College, Oshawa is increasingly attractive to renovation-minded buyers and investors.
Market outlook: Oshawa is experiencing a transformation from its industrial heritage toward a diversified economy anchored by education, healthcare, and technology. Property values have seen strong appreciation as GTA buyers discover the renovation potential of affordable older homes. The partial reopening of GM truck assembly and growth of Ontario Tech University support continued market strength.
Building Permits & Regulations in Oshawa
Building permits in Oshawa are issued by the City of Oshawa Building Services division. All renovation projects involving structural modifications, additions, basement finishing, and system upgrades require building permits under the Ontario Building Code (OBC), with the 2024 OBC effective since January 2025 applying to all new applications. Electrical work requires separate permits from the Electrical Safety Authority (ESA), and gas or fuel-related work must be completed by TSSA-licensed technicians. Oshawa offers competitive permit fees relative to other GTA municipalities, consistent with its overall affordability advantage.
Common Permits Required
- Building permit for structural changes, additions, and basement finishing
- ESA electrical permit for rewiring, panel upgrades, and new circuits
- Plumbing permit for fixture additions, drain modifications, and system replacements
- TSSA compliance for furnace, water heater, gas fireplace, and gas line work
- Heritage permit for alterations to designated heritage properties
- Demolition permit for removing existing structures
- Site plan approval for secondary suites and additions in certain zones
Heritage Considerations
Oshawa has several designated heritage properties, most notably the Parkwood Estate National Historic Site and various buildings in the downtown core. Properties designated under the Ontario Heritage Act require heritage permits for exterior alterations. The City of Oshawa Heritage Oshawa Advisory Committee reviews applications for changes to designated properties. Even if your property is not designated, check whether it appears on the city's heritage register, as listed properties receive 60 days' notice protection against demolition.
Zoning Notes
Oshawa's zoning bylaw has been updated to permit secondary suites and additional residential units in most residential zones, in line with provincial policy. The city has been proactive about densification, particularly near Ontario Tech University and along transit corridors. Properties near the former GM lands may be subject to evolving zoning as the city reimagines these industrial areas for mixed-use development.
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 Oshawa
Oshawa's affordable home prices create an opportunity but also a risk: be careful not to over-renovate beyond what the neighbourhood market will support. Research comparable sales before committing to high-end finishes in a modest neighbourhood.
Many 1950s-60s Oshawa bungalows have 60-amp electrical service, which is woefully inadequate for modern living. Budget for a 200-amp panel upgrade as a foundational step in any comprehensive renovation. This alone can cost $3,000-$5,000 but is essential for safety and functionality.
Concrete block foundations in older homes should be thoroughly inspected before basement finishing. Horizontal cracking, bowing walls, or deteriorating mortar joints may require structural repair before finishing work can begin.
Lead paint is highly probable in pre-1960 Oshawa homes. While not banned in Canada until 1976, lead content was highest in paints made before 1960. Have paint tested if you plan to sand, scrape, or disturb painted surfaces during renovation.
Secondary suites near Ontario Tech University and Durham College can generate $1,000-$1,600 per month in rental income. The strong student housing demand makes basement apartment conversions one of the best renovation investments in Oshawa.
Older homes near the former GM plant and industrial areas in south Oshawa may have soil contamination. If your renovation involves excavation work beyond normal foundation drainage, consider whether a Phase I Environmental Site Assessment is prudent.
Energy efficiency upgrades, including insulation, windows, and high-efficiency heating systems, offer excellent payback in Oshawa's older housing stock. Many of these homes have minimal insulation by modern standards, and energy upgrades can reduce utility costs by 30-50% while improving comfort.
Frequently Asked Questions: Renovations in Oshawa
Is it worth renovating an older home in Oshawa or should I buy new?
Renovating an older Oshawa home is often an excellent financial decision. A solid 1950s-60s bungalow purchased for $550,000-$650,000 with $100,000-$150,000 invested in comprehensive renovation can result in a fully modernized home worth more than a new-build townhome at the same total cost, often with a larger lot and better-established neighbourhood. The key is ensuring the home has good structural bones, which most Oshawa post-war homes do, and budgeting realistically for hidden costs like electrical, plumbing, and asbestos remediation.
How much does it cost to finish a basement in Oshawa?
Basement finishing in Oshawa typically costs $25,000-$60,000 depending on the size, ceiling height, and scope of work. Homes with 8-9 foot ceilings in newer northern neighbourhoods like Kedron are more straightforward and cost-effective. Older homes with 6.5-7 foot basement ceilings may require underpinning ($15,000-$40,000 additional) for comfortable ceiling heights. A secondary suite with a kitchen, bathroom, and separate entrance will be at the higher end of the range, typically $45,000-$110,000, but can generate $1,000-$1,600 monthly in rental income.
What should I check before buying an older Oshawa home to renovate?
Before purchasing an older Oshawa home for renovation, prioritize inspecting the electrical system (look for 60-amp panels, aluminum wiring, or knob-and-tube), foundation condition (check for block wall cracking, moisture, and ceiling height), plumbing materials (galvanized steel or lead supply lines, cast iron drains), and roof condition. Get professional asbestos and lead paint testing results. Check the basement for moisture evidence after rain. Verify lot grading directs water away from the foundation. These factors will determine your true renovation budget beyond cosmetic updates.
Can I build a basement apartment in my Oshawa home for students?
Yes, Oshawa permits secondary suites in most residential zones, and the proximity of Ontario Tech University and Durham College creates strong rental demand. Your basement apartment must meet Ontario Building Code requirements for ceiling height, egress windows, fire separation, smoke and carbon monoxide alarms, and separate heating. You will need building, electrical, and plumbing permits from the City of Oshawa and ESA. A properly built secondary suite is one of the strongest renovation investments in Oshawa, generating consistent rental income while adding property value.
Are there environmental concerns when renovating near the former GM plant in Oshawa?
The former GM assembly plant and surrounding industrial lands in south Oshawa have undergone environmental remediation, but residential properties in the immediate vicinity may still warrant caution for deep excavation work. Standard interior renovations, including kitchen, bathroom, and basement finishing, do not typically involve enough soil disturbance to raise environmental concerns. However, if your project involves excavating foundations, installing new drainage, or digging deeper than existing footings, consider a Phase I Environmental Site Assessment to verify soil conditions. This is a precaution rather than a requirement for typical residential renovation projects.
About Oshawa
Oshawa is Durham Region's largest city and is undergoing a significant economic transition from its automotive manufacturing heritage to a diversified economy anchored by Ontario Tech University, Lakeridge Health, and a growing technology sector. The city's affordable housing stock combined with strong rental demand and improving amenities make it one of the GTA's most attractive markets for renovation investment.
Our Services in Oshawa
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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