Planning a project
Planning a renovation usually starts with a lot of unknowns. These are the questions we hear most often from homeowners considering a renovation, addition, kitchen, basement or backyard project.
Every property is different. Permit, zoning and servicing requirements depend on the address and the work being considered, so we confirm the details that apply to your project before construction begins.
Before work begins
Not every renovation needs one, but work involving structural changes, major plumbing or HVAC changes, or a new living space often does. The right answer depends on the scope and the municipality. We review that early, rather than discovering it halfway through a plan.
In most cases, Elevation Builders facilitates all the design, drafting, engineering, permit application and inspection coordination that a project requires. If you already have drawings or are working with a designer, architect or other professional, we are equally happy to work alongside them and bring the construction side together.
Yes. An early look at zoning, property setbacks and allowances, and any overlapping land designations such as wetlands can save a lot of time. For properties in supported municipalities, AEDI’s property check is one useful way to review those early constraints before buying, designing or applying. It is a starting point, not a replacement for municipal confirmation or project-specific design review.
Not usually as part of a straightforward building-permit application, unless the project needs a separate planning approval such as a minor variance. We still prefer to contact neighbours directly before construction begins. It is a good way to acknowledge the disruption a project can cause, explain the basic schedule and give them a clear point of contact if an issue comes up.
The early decisions
As a practical minimum, allow at least six to eight weeks for a bathroom or basement, at least three months for a kitchen, and at least four months for an addition. Some projects move faster and some need more time, but starting early gives room for design, permit review, selections and ordering without forcing rushed decisions.
A working budget helps direct the project in the right direction. We are not looking for a number so we can spend every last dollar. We want to understand where the investment will give you the best return, whether that means putting more into the layout, structure, cabinetry, a key finish or a phased approach.
For additions, a broad early planning allowance is often in the range of $300 to $500+ per square foot of new space. Rough interior alterations often begin around $125 to $250+ per square foot, depending heavily on what is being changed. Those are starting points for a conversation, not quoting methods. Kitchens, bathrooms and basements are especially difficult to compare by square foot because cabinetry, fixtures, tile, plumbing, structure and mechanical changes can carry more weight than room size.
We do not price projects by square foot. Two additions of equal size, or even two that look similar on paper, can have vastly different costs depending on the existing house, site access, structural work, building systems, finishes and how the new work connects to the home. A quote that relies only on a square-foot number usually misses the details that determine the real cost. Every estimate is built around the actual scope and conditions of your project.
Changes happen, and especially with older homes, renovations can reveal conditions that were not visible at the start. When either comes up, we talk through the options, cost and schedule impact before proceeding. No one should be surprised by a decision that affects the project.
More room, carefully tied in
A well-planned addition should feel connected to the original house, not tacked on afterward. Rooflines, window proportions, siding, trim and interior transitions all matter. Those decisions need to be resolved alongside the structural work, not left until the finishing stage.
Sometimes. The right direction depends on the lot, the existing foundation and structure, rooflines, access and how the home already functions. A second-storey addition can make excellent use of a tight lot, but it creates a different kind of structural and construction challenge than building outward. We look at both options before locking into a design direction.
Often, no. A qualified building designer can be the right fit for many projects, while more complex structural work, roof changes, heritage considerations or planning issues may require an architect or engineer. We help assemble the right team for the scope rather than treating every addition the same way.
Daily-use spaces
Cabinetry is often the longest lead item. Layout, cabinetry, appliances, lighting and finishes all need to be coordinated before construction reaches the point where those decisions matter. That is why we do the planning work before the kitchen is taken apart.
Sometimes, for part of the project, but it usually slows the work down and can create safety issues once trades, open services and new finishes are in the room. Using a kitchen before final handoff can also make it difficult to separate normal use or accidental damage from the work we are still responsible for. Most clients are best served by setting up a temporary kitchen elsewhere in the home with a fridge, microwave, kettle and basic work surface. We explain when the kitchen will become unavailable so you can plan around that stage.
It can be a good starting point, but the work behind the existing finishes still matters. Before planning rooms, we look at moisture, ceiling height, ductwork, plumbing, electrical, window sizes and how the space will be used. A bedroom, bathroom, music room or sauna each creates different requirements. Our George Basement project is a good example of taking an unfinished shell and building custom spaces around the family’s needs.
Usually, yes. New finishes in a previously unfinished basement, new walls, plumbing changes, insulation changes and bedroom additions commonly require a building permit. The exact requirements depend on the property and municipality, so we confirm the scope before work begins.
Often, yes, but the room needs a safe means of exit. Window size, window-well layout, ceiling height, smoke and carbon-monoxide alarms, and the rest of the basement plan all matter. If an existing window does not meet the required opening, enlarging it can be part of the project, but that affects the foundation wall and overall scope.
Yes, where the property and existing house can support it. A self-contained apartment has additional safety, fire-separation, ventilation, plumbing and egress requirements. A previously finished basement may need some work opened up or redone to bring the space up to the required standard.
It is important to address the approvals at the start. Creating an apartment without municipal approval can lead to costly problems later, including orders to bring the work up to code, reopening finished areas and significant fines. Ontario’s Building Code Act treats non-compliance as an offence, so the right process is worth getting in place from the beginning.
A home that is still lived in
Yes, absolutely, depending on the scale and scope of the work and your comfort level with an active project at home. Additions, basements and single-room renovations are often easier to live through than a kitchen or whole-home renovation. On the Shadybrook Addition, temporary exterior access allowed the second-storey work to stay largely separate from the family’s living space until the finishing stage. Every project is different, but if there is a practical way to reduce disruption, we plan for it.
Renovations are not clean, quiet work, and we do not pretend otherwise. Depending on the scope, we use floor protection, dust barriers, air filtration or circulation measures, and daily cleanup to keep the active work area as contained as practical. Everyone’s tolerance for construction mess is different, so we talk through the home, pets, kids and day-to-day routines before work begins.
Yes, when the work calls for specialized trades. Licensed electricians, plumbers, HVAC professionals and other specialists each bring knowledge that matters to the finished work. We coordinate those people under one project, with the schedule, information and decisions kept in one place.
Yes. We carry commercial liability insurance and WSIB coverage. Documentation can be provided when it is needed for a project, condominium corporation or other requirement.
Detached space
The intended use matters. A four-season studio can be designed with plumbing, a bathroom, laundry and year-round comfort without being approved as a separate sleeping unit. An additional dwelling unit is a separate living arrangement with its own requirements for zoning, servicing, permits and occupancy. We start with how you want to use the space, then confirm what the property and municipality will support.
Sometimes, but it is much easier to plan for future flexibility at the beginning. Foundation design, electrical capacity and plumbing rough-ins can be considered now, even if a future use is not part of the first phase. The St. Jacobs Studio shows how a detached building can be designed for complete, four-season daily use.
Useful starting points
Municipal requirements can change, and the municipality that serves the property is the authority for permit and zoning questions.
Still working it out?
You do not need a finished plan to start a conversation. Tell us what is not working, what you want the space to do and where the property is.
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