Questions
Straight answers
The questions we get asked most, answered properly. Some of these answers will save you money whether or not you ever hire us.
Permits and rules
- Does my renovation need a building permit in Ontario?
- Generally yes if you are changing structure, adding floor area, altering plumbing or wiring layout, finishing a basement into living space, building a deck more than 24 inches above grade, or creating a second unit. Generally no for painting, flooring, cabinet replacement in the same layout, or like-for-like fixture swaps. The reliable test is whether anything behind the drywall changes. If it does, assume a permit. We handle the drawings, the application and the inspections on any job we take that needs one.
- Does a basement apartment have to be legal?
- To rent it, yes. A legal second unit in Ontario needs proper ceiling height, an egress window or second exit, fire separation between units, interconnected smoke and carbon monoxide alarms, and adequate ventilation. Cities including Mississauga and Brampton also require the unit to be registered. An unregistered unit is a problem at resale, at refinancing, at insurance renewal, and if a tenant ever complains. Building it legally usually costs more up front and costs far less over the life of the property.
- Who is responsible if work is done without a permit?
- The property owner is, not the contractor. That is the part people are usually surprised by. If unpermitted work is discovered, the order to comply, and the cost of opening walls back up to inspect it, lands on whoever owns the house. This is the main reason we will not take a job where the homeowner asks us to skip the permit.
Money
- What deposit is normal for a renovation in Ontario?
- Typically 10 to 30 percent to secure the schedule and order materials, then progress payments tied to completed stages, with a holdback at the end. Ontario's Construction Act also provides for a 10 percent statutory holdback on many projects. Be cautious of anyone asking for 50 percent or more before starting, or asking for cash with no written contract. That is the single most common pattern in renovation horror stories.
- Why are renovation quotes so different from each other?
- Usually because they are not quoting the same job. One quote assumes builder-grade materials and no permit, another includes engineering, permits, disposal and finishing. Before comparing numbers, check that each quote lists the same scope, states who pulls the permit, names the material grade, and says what happens if something unexpected is found. An itemized quote and a lump sum are not comparable documents.
- Do you charge for a quote?
- No. We come out, measure, talk through what you actually want, and give you an itemized written price. There is no charge and no obligation. If we think your budget and your plan do not match, we will tell you that at the visit rather than after you have committed.
Timelines and process
- How long does a kitchen renovation take?
- For a straightforward kitchen with no structural change, roughly three to five weeks on site once materials are in. Removing a load-bearing wall adds engineering and permit time before work starts, usually several weeks. The longest lead item is almost always cabinetry, which can run eight to twelve weeks from order. The realistic answer is that the site work is short and the waiting is long, so ordering early matters more than crew size.
- How long does a basement apartment take?
- For a newer home where the ceiling height is already there, commonly six to ten weeks on site. For an older home that needs underpinning or benching to reach legal height, add several weeks and a significant amount of cost. Permit and registration timelines vary by city and run in parallel with the early work.
- Do we have to move out during the work?
- For a single room, almost never. For a whole-home renovation or anything that takes the kitchen and the only bathroom out at once, usually yes for part of it. We will tell you at quoting stage which weeks are genuinely unliveable so you can plan, rather than discovering it midway.
Checking a contractor
- How do I check a contractor is legitimate in Ontario?
- Ask for three things in writing and actually verify them. A WSIB clearance certificate, which you can validate directly on the WSIB website. A certificate of insurance naming the coverage amount. And the legal business name, which you can look up on the Ontario Business Registry. Then ask for two recent references and call them. Any contractor who hesitates at that request has told you something useful.
- What is WSIB clearance and why does it matter to me?
- WSIB is Ontario's workplace insurance. If a contractor does not carry it and someone is injured on your property, liability can come back to you as the owner. A clearance certificate confirms the contractor's account is in good standing on the date shown, which is why the date matters and an old certificate is not proof. We carry WSIB coverage and can send current clearance on request.
- Are you insured, and for how much?
- Yes. We carry $2 million in liability insurance and we are WSIB certified. We can send a certificate of insurance and current WSIB clearance for your file before we start, which property managers and institutional clients typically require anyway.
Something not covered here? Ask us directly, or see our cost guides.
Get a free on-site quote.
We visit, measure and give you an itemized price in writing. No charge, no obligation.
WSIB certified $2M liability insured Licensed general contractor