Construction & Renovation Services in The Beaches

It depends on your location and the scope of work. If your property is within the Balmy Beach-Kingswood South Heritage Conservation District, you need a Heritage Permit for any exterior alterations — including window and door replacements, porch modifications, and additions. Interior renovations generally do not require heritage approval. Properties outside the HCD follow standard City of Toronto building permit requirements. You can check whether your property falls within the HCD through the City of Toronto's Heritage Property search tool or by contacting Heritage Planning directly.

Basement underpinning in The Beaches typically costs $150-$300 per linear foot of foundation wall, with total project costs ranging from $80,000-$180,000 depending on the depth increase needed, foundation condition, and soil type. Many older cottages have basements with less than 6 feet of headroom, making underpinning necessary for livable space. The variable soil conditions near the lakefront — ranging from sand to clay to fill — affect the engineering approach and cost. A structural engineer's assessment ($2,500-$5,000) is essential before underpinning begins and is required for the building permit application.

Yes, basement flooding is a documented concern in The Beaches due to the high water table near the lakefront, the area's combined sewer system, and older drainage infrastructure. Effective protection includes installing a backwater valve (prevents sewer backup), a sump pump with battery backup, interior or exterior weeping tile, and proper foundation waterproofing. The City of Toronto offers a basement flooding protection subsidy of up to $3,400 for eligible installations. These measures should be addressed before finishing a basement, not after.

Second-storey additions are common in The Beaches, but they require careful planning around zoning regulations (maximum height, angular planes, lot coverage), structural capacity of the existing foundation, and heritage considerations if applicable. Expect to invest $250-$450 per square foot for a second-storey addition. The existing foundation will need engineering assessment and may require reinforcement. Within the Heritage Conservation District, the design must be compatible with the streetscape character. A Committee of Adjustment variance may be needed if the addition exceeds zoning limits. Timeline from design through completion is typically 8-14 months.

Key inspection priorities for Beaches fixer-uppers include: foundation type and condition (stone rubble foundations are expensive to upgrade), evidence of water infiltration in the basement, electrical system type (knob-and-tube wiring requires complete replacement at $15,000-$30,000), plumbing material (galvanized steel pipes need replacement), roof condition, and heritage designation status. Many former cottages have been expanded multiple times with varying construction quality. Hire a home inspector experienced with older Toronto homes, and budget 15-25% of the purchase price for necessary structural, mechanical, and safety upgrades before cosmetic renovations.

A comprehensive renovation of a typical Beaches home — including kitchen, bathrooms, basement, and systems upgrades — takes 5-9 months from permit approval to completion. Heritage Permit applications within the HCD add 4-8 weeks to the front end. Factors that extend timelines include foundation work, structural modifications, discovery of hazardous materials requiring abatement, and custom millwork or heritage-compatible materials with longer lead times. Plan for the permitting process to begin 2-3 months before construction starts.