Construction & Renovation Services in Scarborough
Construction and renovation services across Scarborough's extensive post-war and suburban communities. From Agincourt to the Bluffs, expert handling of foundation settlement in Scarborough Clay, builder-grade finish upgrades, and transformative renovations for the GTA's most diverse suburban housing stock.
Neighbourhoods We Serve in Scarborough
Scarborough Housing Stock & History
Scarborough's housing stock reflects its decades-long development arc. Southern neighbourhoods feature compact post-war bungalows and ranch-style homes on larger lots. Central areas have diverse split-level and two-storey homes from the 1960s-1970s. Northern communities built in the 1980s-1990s feature larger two-storey builder homes on standard suburban lots. Throughout Scarborough, homes were built with builder-grade finishes that are now 30-70 years old and due for updating. Lot sizes are generally more generous than inner-city Toronto, providing good opportunities for additions and garden suites.
Development History
Scarborough's transformation from rural farmland to Toronto's largest suburban district is one of the GTA's most dramatic development stories. While scattered settlements existed along Kingston Road from the early 1800s, mass residential development began in the 1950s as returning war veterans and waves of immigrants drove explosive suburban growth. The former Township of Scarborough (later Borough, then City) was amalgamated into Toronto in 1998. Development proceeded in phases: southern areas near the lake (Scarborough Village, Birch Cliff, Guildwood) were built in the 1950s-1960s; central areas (Bendale, Dorset Park, Wexford) in the 1960s-1970s; and northern communities (Agincourt, Malvern, Rouge) from the 1970s through 1990s. This phased development created a diverse housing stock spanning four decades of construction methods and styles. Scarborough is one of Canada's most multicultural communities, reflected in its diverse commercial corridors and the varied renovation preferences of its homeowners.
Construction & Renovation Guide: Scarborough
Scarborough renovation projects typically focus on modernizing dated builder-grade finishes, addressing deferred maintenance on aging building systems, and maximizing the use of generous suburban lots. The primary challenge unique to Scarborough is the Scarborough Clay formation — deep layers of clay, silt, and sand that can cause differential foundation settlement. Understanding soil conditions is critical for any structural work. The sheer diversity of housing stock means renovation approaches vary significantly by neighbourhood and era, from underpinning 1950s bungalows in Wexford to updating 1980s colonial kitchens in Agincourt.
Common Renovation Projects
- Kitchen renovations updating builder-grade finishes from the 1970s-1990s
- Basement finishing in homes with 8+ ft ceilings (many post-1970 homes qualify without underpinning)
- Bathroom renovations replacing dated tile, fixtures, and layouts
- Second-storey additions on bungalows (southern Scarborough)
- Basement underpinning in 1950s-1960s homes with low ceilings
- Energy efficiency upgrades including windows, insulation, and HVAC modernization
- Secondary suite conversions for rental income
- Foundation repair addressing settlement caused by Scarborough Clay
- Rear additions and garage conversions leveraging larger suburban lots
Typical Renovation Costs in Scarborough
Estimates based on typical project scope. Actual costs vary by project specifics, material choices, and site conditions.
Unique Construction Challenges
- Scarborough Clay formations (deep layers of clay, silt, and sand over shale bedrock) cause differential settlement that can crack foundations, shift structures, and damage finishes — geotechnical assessment is recommended before major structural work
- Scarborough Bluffs erosion threatens properties near the lake edge — strict TRCA regulations and building setbacks apply, and some properties have lost usable land to progressive bluff retreat
- Builder-grade construction from the 1970s-1990s often used minimum-standard materials that deteriorate faster than higher-quality components — expect to replace, not refinish, most original finishes
- Aluminum wiring was used in some homes built between 1965-1975 and requires special attention during renovation, including approved connectors for connections to copper wiring
- Large subdivision layouts mean many homes have similar floor plans — cookie-cutter designs can be transformed but require creative design to achieve distinctive results
- Some 1960s-1970s homes used flat or low-slope roofing systems that are prone to leaking and may need complete replacement during renovation
Foundation Types in Scarborough
Scarborough's relatively newer housing stock means most homes have poured concrete foundations, which are generally more robust than the concrete block and stone foundations found in older Toronto neighbourhoods. Homes from the 1950s-1960s may have concrete block foundations with lower ceiling heights. The primary concern across all foundation types in Scarborough is the Scarborough Clay — a glacial deposit that can shrink during dry periods and expand when wet, exerting differential pressure on foundations and causing settlement cracks, wall shifts, and floor heaving. Proper drainage and consistent soil moisture management are essential for foundation longevity.
Common Foundation Issues
- Differential settlement from Scarborough Clay causing step cracks and wall displacement
- Horizontal cracks from lateral clay pressure during wet/dry cycles
- Low ceiling heights in 1950s-1960s basements (6.5-7.5 ft)
- Aging waterproofing on 50-70-year-old foundations requiring replacement
- Window well drainage failures from original installations
- Floor slab heaving or settlement from clay soil movement beneath the slab
Environmental Considerations in Scarborough
Asbestos
MEDIUM RISKProbability in area homes: 40-65%
Asbestos risk in Scarborough varies by construction era. Homes built from the 1950s through mid-1980s are likely to contain asbestos-bearing materials. Homes built after 1985 are generally asbestos-free, though some materials (certain floor tiles and joint compounds) were produced with asbestos into the early 1990s. Professional testing is required before renovation work in any pre-1990 home under Ontario Regulation 278/05.
Common Asbestos-Containing Materials
- Vinyl floor tiles (9x9 inch) and adhesive in 1950s-1970s homes
- Pipe insulation wrapping on heating systems
- Vermiculite insulation in attic spaces
- Drywall joint compound and texturing in 1960s-1970s homes
- Ceiling tiles in finished basements
- Exterior stucco and siding materials
Radon
MODERATE RISKToronto data shows 16.2% of homes exceed the Health Canada guideline of 200 Bq/m3. Scarborough's deep clay formations and the underlying shale bedrock can contribute to radon accumulation, particularly in sealed basements with poor ventilation. Testing is recommended for any basement living space, especially in older homes where foundation sealing may be compromised. Radon mitigation systems can be installed during basement renovation for $2,000-$3,500.
Soil & Drainage
The Scarborough Clay formation is a geologically significant deposit consisting of layers of clay, silt, sand, and gravel overlying shale bedrock. This formation is exposed dramatically at the Scarborough Bluffs and underlies much of the district. The clay content varies by depth and location, creating variable bearing capacity and drainage characteristics across different neighbourhoods. The clay's shrink-swell behaviour (expanding when wet, contracting when dry) is the primary driver of foundation issues in Scarborough. During prolonged dry periods, clay shrinkage can cause foundation settlement; during wet periods, clay expansion exerts lateral pressure on foundation walls.
Drainage considerations: Proper drainage management is critical in Scarborough due to the clay soil's poor permeability. Ensure downspouts discharge at least 6 feet from foundations. Sump pumps with battery backup are recommended for all below-grade living space. During foundation work, install drainage board and waterproofing membrane. Avoid planting large trees within 5 metres of foundations, as root systems can accelerate clay desiccation and settlement. The City of Toronto basement flooding protection subsidy (up to $3,400) covers backwater valve and sump pump installation.
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 Scarborough
Scarborough offers the most affordable detached home prices within the City of Toronto, creating strong renovation opportunity for both homeowners and investors. TRREB data shows east Toronto detached averages around $1,277,915, with Scarborough neighbourhoods generally below this figure. The price differential between original-condition and renovated homes can be substantial, particularly in areas experiencing gentrification. Secondary suites are in high demand given Scarborough's rental market fundamentals — strong tenant demand, transit access via Line 2 and the Scarborough RT replacement, and proximity to the University of Toronto Scarborough campus.
Market outlook: Appreciating market benefiting from Toronto's eastward growth, transit improvements (including the planned Scarborough Subway Extension), and relative value compared to central Toronto. International immigration continues to drive demand for both ownership and rental housing in Scarborough's diverse communities.
Building Permits & Regulations in Scarborough
Building permits for Scarborough are issued by the City of Toronto Building Division, with the Scarborough District office handling applications. Minimum permit fee is $214.79, with interior renovation permits at $4.93 per square metre. Due to the high volume of renovation and development activity in Scarborough, permit review times can vary — straightforward residential renovations typically take 4-8 weeks while complex additions or variance applications may take longer.
Common Permits Required
- Building permit for structural work, additions, underpinning, and basement finishing
- Plumbing permit for drainage and water supply modifications
- ESA electrical permit for panel upgrades, rewiring, and aluminum wiring remediation
- TSSA permit for gas line work, furnace replacements, and gas appliance installations
- TRCA permit for properties near the Bluffs, Rouge River, Highland Creek, or other regulated watercourses
- Committee of Adjustment approval for zoning variances
- Secondary suite registration with the City of Toronto
- Demolition permit for structural removals exceeding 15% of exterior walls
Heritage Considerations
Scarborough has relatively few heritage designations compared to central Toronto. The Scarborough Historical Museum and a handful of individual properties are designated under the Ontario Heritage Act, but there are no Heritage Conservation Districts. This provides homeowners with greater flexibility for exterior modifications, additions, and rebuilds. The City's Heritage Register should still be checked before demolition applications, as some properties may be listed for their historical interest.
Zoning Notes
Scarborough's residential zoning is diverse, reflecting its phased development. Most areas are zoned for single-family detached homes, with some areas permitting semi-detached and townhouse forms. The City of Toronto's multiplex zoning update (May 2023) permits 2-4 units on qualifying lots across Scarborough. Secondary suites are permitted city-wide, and garden suites have been allowed since February 2022. Scarborough's larger lot sizes (often 40-60 ft wide, 100-140 ft deep) make many properties well-suited for additions, garden suites, and multiplex conversions. Properties near the Bluffs and major creek corridors are subject to TRCA natural hazard overlays that restrict 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 Scarborough
Commission a geotechnical assessment before any significant foundation work in Scarborough. The Scarborough Clay formation's variable composition means soil conditions can differ significantly between properties on the same street. A geotechnical report ($3,000-$6,000) informs foundation design and drainage strategy.
For properties near the Scarborough Bluffs, verify your lot's position relative to the stable top-of-slope before planning any work. TRCA regulations restrict development near the bluff edge, and progressive erosion means some properties lose land over time. A geotechnical engineer can assess slope stability and determine safe building setbacks.
Budget for complete finish replacement rather than refinishing in most Scarborough homes. Builder-grade materials from the 1970s-1990s — laminate countertops, builder-basic cabinetry, basic carpet, and standard fixtures — are generally not worth preserving and should be replaced with quality materials during renovation.
Check for aluminum wiring in homes built between 1965-1975. Aluminum wiring is not inherently dangerous but requires specific maintenance and approved connectors when connecting to copper circuits. An ESA-licensed electrician should assess the system and recommend whether remediation or complete rewiring is appropriate.
Scarborough's larger lots create opportunities that inner-city Toronto cannot match. A garden suite (up to 645 sq ft under City of Toronto rules) in the backyard, a rear addition, or a garage conversion can add significant living space or rental income without the constraints of narrow lots.
Consider the cultural preferences of Scarborough's diverse communities when planning renovations. Kitchen layouts, bathroom configurations, and material choices should reflect how the homeowner actually uses the space — not generic design assumptions. Experienced Scarborough renovation contractors understand these nuances.
Frequently Asked Questions: Renovations in Scarborough
What is Scarborough Clay and how does it affect my home's foundation?
Scarborough Clay is a glacial deposit consisting of layers of clay, silt, sand, and gravel that underlies most of Scarborough, extending from the surface down to shale bedrock. The clay has significant shrink-swell characteristics — it contracts during dry conditions and expands when wet. This cyclical movement exerts varying pressures on foundations, causing differential settlement (where one part of the foundation moves more than another), wall cracks, floor heaving, and door/window frame misalignment. Signs of clay-related settlement include diagonal cracks at window and door corners, horizontal foundation wall cracks, and uneven floors. Proper drainage management (keeping soil moisture consistent around foundations), adequate downspout extensions, and avoiding large tree plantings near foundations help mitigate clay-related issues. If you observe active settlement, a structural engineer and geotechnical assessment are recommended before renovation.
How much does a full kitchen renovation cost in Scarborough?
Kitchen renovations in Scarborough typically range from $30,000 to $85,000, reflecting the area's more competitive pricing compared to central Toronto. A mid-range renovation ($40,000-$55,000) includes new cabinetry, quartz or granite countertops, quality appliances, tile backsplash, flooring, and updated lighting. A premium renovation ($60,000-$85,000) adds custom cabinetry, high-end appliances, waterfall island countertops, and premium fixtures. Many Scarborough homes have generously sized kitchens (especially 1980s-1990s construction) that benefit from layout optimization rather than expansion, keeping costs manageable. Structural changes like removing walls or expanding the kitchen footprint add $10,000-$25,000 depending on load-bearing considerations.
Can I build near the Scarborough Bluffs?
Development near the Scarborough Bluffs is heavily regulated by the Toronto and Region Conservation Authority (TRCA). Properties within the TRCA regulated area (generally within 15 metres of the stable top-of-slope or within the flood plain) require TRCA development permits. Building setbacks from the stable top-of-slope are strictly enforced and are calculated based on a geotechnical analysis of the slope's long-term stable angle. In some cases, setback requirements effectively eliminate development potential on bluff-edge lots. The TRCA also requires erosion control measures and may restrict vegetation removal. A pre-consultation with the TRCA ($350-$750) and a geotechnical assessment ($3,000-$8,000) are essential before investing in design for any bluff-adjacent property.
Is it worth finishing my Scarborough basement?
For most Scarborough homes built after 1970, basement finishing is one of the highest-ROI renovation projects available. Many of these homes have 8-foot basement ceilings that meet Ontario Building Code requirements without underpinning, significantly reducing costs. A complete basement finish with bedroom, bathroom, recreation room, and laundry costs $35,000-$90,000 depending on size and finishes. Converting the basement to a legal secondary suite adds rental income of $1,200-$1,800/month. For older homes with lower ceilings (1950s-1960s), underpinning adds $60,000-$140,000 but creates usable space from previously unusable square footage. Key investments include proper waterproofing, drainage upgrades, and quality insulation — these are non-negotiable for any below-grade living space in Scarborough's clay soil.
What should I know about renovating in Scarborough's diverse neighbourhoods?
Scarborough's exceptional cultural diversity means renovation preferences and priorities vary significantly by community. Common considerations include: kitchen layouts that accommodate wok cooking and multi-course meal preparation (proper ventilation and heat-rated surfaces are essential), multi-generational living configurations (separate entrances, accessible bathrooms, flexible layouts), prayer room or meditation space requirements, and specific material preferences (such as tile over carpet for hygiene-conscious families). Experienced Scarborough contractors work with these requirements regularly. When selecting a contractor, ask about their experience with your specific renovation preferences and request references from similar projects. Custom solutions that respect cultural practices while meeting Ontario Building Code requirements deliver the best outcomes.
How do I deal with aluminum wiring in my Scarborough home?
Aluminum wiring was used in many Scarborough homes built between 1965-1975 as a cost-saving measure during a period of copper shortages. The primary concern is not the aluminum wire itself but the connections — aluminum expands and contracts differently than copper, causing connections to loosen over time, which can create heat buildup and fire risk. The Electrical Safety Authority (ESA) recognizes three approaches: (1) Complete rewiring with copper ($15,000-$30,000), which is the most thorough solution; (2) COPALUM crimp connectors ($3,000-$6,000) applied at every connection point by a certified electrician, which is the ESA-approved alternative to full rewiring; (3) AlumiConn connectors ($2,000-$5,000), another approved connector type. During any renovation that opens walls, replacing aluminum with copper in the affected areas is recommended. Insurance companies may require documentation of remediation to maintain coverage.
About Scarborough
Scarborough is the City of Toronto's largest geographic district, stretching from Victoria Park Avenue east to the Rouge River and from Lake Ontario north to Steeles Avenue. It is one of Canada's most culturally diverse communities, with large South Asian, Chinese, Filipino, Caribbean, and East African populations that shape the area's commercial corridors, food scene, and renovation preferences. Transit includes Line 2 Bloor-Danforth stations (Warden, Kennedy), the Line 3 Scarborough replacement bus service (with the Scarborough Subway Extension planned), and extensive bus routes. The Scarborough Bluffs, Rouge National Urban Park, and Highland Creek trail system provide natural amenities. Major commercial nodes at Scarborough Town Centre, Agincourt, and Kennedy Road serve daily needs. The University of Toronto Scarborough campus (UTSC) and Centennial College contribute to rental demand. Renovation activity in Scarborough is substantial and growing, driven by homeowners updating aging suburban housing stock, investors creating secondary suites, and the overall appreciation of Toronto's eastern real estate market.
Our Services in Scarborough
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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