Whole-home renovations in Etobicoke
A whole-home renovation rebuilds a house around the family living in it now: walls out under steel, the kitchen where it should be, bathrooms added, mechanical and electrical replaced, and finishes from a catalogue you keep. The Etobicoke brief is usually a second storey on a bungalow, a rear addition with a new kitchen, or a custom home where the old house has run its course.
Etobicoke, on the ground.
Etobicoke is Kingsway brick two-storeys and postwar bungalows in Alderwood, Humber Valley and Islington, most on lots wide enough to work from the driveway. That is the stock where a whole-home renovation in Etobicoke makes sense: a house worth keeping with a plan that no longer works. Driveways are wide and side yards are workable, and the Humber and Mimico Creek put many lots inside a conservation authority's regulated area. The house is stripped to the studs where the plan changes, the structure and the services are rebuilt, and the finishes go in last, with the schedule written into the contract and daily photos while it runs.
Read more about building in Etobicoke or the full whole-home renovations page.
On the drawing.
A measured survey of the house and a redesigned plan with a rendering of the finished space
Engineered drawings for every wall that comes out and every beam that replaces it
Building permit filed and followed by us
Strip-out to the studs where the plan changes, with dust walls where you are staying
Structure, mechanical, electrical, plumbing, insulation, drywall and finishes by our crew and our trades
A deficiency walk with the list closed before the last payment, and a written warranty
Paper first.
A whole-home renovation needs a building permit wherever structure, plumbing or the envelope changes, with engineered drawings for every wall that comes out. Toronto Building issues the permit; lots along the Humber and Mimico Creek add a conservation authority review first.
- A building permit is required where structure, plumbing or the building envelope changes, which a whole-home renovation nearly always does.
- Every load-bearing wall that comes out needs engineered drawings as part of the permit.
- Electrical work is inspected under the Electrical Safety Authority's permit, pulled by the licensed electrician.
- Heritage listing adds a review of anything visible from the street.
The paperwork wall: WSIB, insurance, licences, the HCRA status and the warranty, on one page and dated.
| Driver | What we look at |
|---|---|
| How much of the plan changes | Moving a kitchen and adding a bathroom moves plumbing and structure; refinishing the same plan does not. |
| Structure | Every load-bearing wall that comes out is a beam, posts and footings sized by the engineer. |
| Mechanical and electrical | Whether the furnace, the panel and the plumbing stack are replaced or extended. |
| Finish level | Kitchen, bathrooms, flooring, millwork and stone chosen from the catalogue. |
| If you stay | Working around a family in the house is slower than working in an empty one, and the schedule reflects it. |
No price per square foot on this site. The measured survey and the drawings set the number, and the number holds because of them.
Sometimes, if the work can be staged floor by floor with a kitchen and a bathroom kept in service. Often moving out is faster and costs less. We tell you which at the site walk.
Yes, wherever structure, plumbing or the envelope changes, which it nearly always does. the City of Toronto (Toronto Building) issues it, and we prepare the drawings and file it.
The City of Toronto, through Toronto Building. Etobicoke has had no separate office since 1998.
If the lot is inside the conservation authority's regulated area, its review comes before the permit and sets the limits on what can be built and where. We check the mapping at the zoning stage.