Cost Guide · Updated November 2026
Toronto Renovation Cost Guide 2026: Published Tier Pricing, Sub-Ranges and a 6-Draw Payment Schedule
Real ranges from 300+ GTA projects. Four tiers, room-by-room sub-ranges, how our 6-draw payment schedule works, and how we keep a fixed price fixed.
By Royce (Roy) S., Founder & Principal General Contractor
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How Much Does a Renovation Cost in Toronto in 2026?
Most Toronto renovations fall into one of four tiers. A single-room cosmetic refresh (Tier 1) runs $18K-$65K. A kitchen or bath taken to the studs (Tier 2) runs $35K-$140K. A multi-room or whole house renovation (Tier 3) runs $150K-$600K. A whole house plus an addition (Tier 4) runs $350K-$1.2M+.
Those ranges are wide because Toronto houses are different. A 1920s Rosedale semi with knob-and-tube wiring and a cast iron stack needs more work behind the walls than a 2010 Markham two-storey. Structure, mechanical scope, finish level, heritage status and access (condos and downtown lots) move a project up or down within its tier.
Below are the ranges we see across our projects, the way we schedule payments and the two tools we use to keep a fixed price fixed: locked allowances and a discovery contingency. For a quick estimate of where your project sits, try the tier matcher.
Transparent Pricing
The Four Renovation Tiers
Every project starts with a written scope and a hard-cap price before design fees or demolition. These are the ranges most GTA projects land in.
Tier 1
Essential Refresh
$18K-$65K
Single-room cosmetic
- 3-6 weeks build
- Net on completion
- New tile, vanity and fixtures without moving drains
- Kitchen cabinet and counter refresh on the same layout
- Powder room makeovers
Tier 2
Full Room Gut
$35K-$140K
Kitchen or bath to studs
- 4-10 weeks build
- 6-draw schedule
- Kitchen to the studs with a new island or moved plumbing
- Primary ensuite with curbless shower
- Condo kitchen and bath gut
Tier 3
Multi-Room / Whole House
$150K-$600K
3+ rooms or full main floor + basement
- 12-20 weeks build
- 6-draw schedule
- Heritage semi gut with new beams and 200A service
- Main floor open plan plus finished basement
- Underpin plus legal suite
Tier 4
Whole House + Addition
$350K-$1.2M+
Addition with written warranty + whole house
- 14-24 weeks build
- 6-draw schedule
- Second-storey addition with interior gut
- Rear family-room addition plus new kitchen
- Large-lot additions and luxury rebuilds
Sub-Ranges
Typical Costs by Room and Project Type
Ranges for the GTA in 2026. Your written quote will land at a specific number inside these, based on your home and finishes.
Residential
| Item | Range |
|---|---|
| Kitchen | $35K-$140K |
| Primary bath | $18K-$65K |
| Powder room | $12K-$35K |
| Basement | $45K-$180K |
| Addition | $200K-$600K |
| Custom home | $400K-$1.2M+ |
| ADU / garden suite | $220K-$450K |
| Garage conversion | $85K-$200K |
Condo
| Item | Range |
|---|---|
| Condo kitchen | $45K-$140K |
| Condo bath | $15K-$55K |
| 1-bedroom gut | $85K-$200K |
| 2-bedroom gut | $120K-$280K |
Commercial
| Item | Range |
|---|---|
| Office | $60K-$280K |
| Restaurant | $120K-$500K |
| Retail | $80K-$350K |
| Medical / clinic | $150K-$500K |
| Commercial kitchen | $80K-$250K |
| T-bar ceiling | $4-$8/sqft |
| Commercial flooring | $4-$12/sqft |
Payment Schedule
How the 6-Draw Payment Schedule Works
Tier 1 projects are paid net on completion. Tier 2+ projects pay in six draws tied to milestones you can see, so you are never far ahead of the work. There is no large upfront deposit.
Each draw is invoiced when its milestone is reached, and inspection sign-offs line up with the draws where a permit is involved. Every Tier 2+ client receives the written draw schedule with the contract.
Planning to finance? Our financing calculator shows an estimated monthly payment at 7% over 10 years.
- 10% Draw 1Design
- 15% Draw 2Permit-ready
- 20% Draw 3Demolition
- 20% Draw 4Rough-in
- 20% Draw 5Substantial completion
- 15% Draw 6Deficiency walkthrough
How Fixed Pricing Works
Before you sign a design agreement, you receive a written scope and a hard-cap price. That price only changes in one situation: you decide to add scope. When that happens, the change is priced and signed by you before the work starts. Most Tier 2+ projects close within 5% of the contracted scope.
What makes it hold
- Locked allowances. Tile, fixtures, flooring, lighting and appliances are written at realistic numbers, then selected with our designer before construction.
- Investigation first. We open inspection points during the site visit where we suspect hidden conditions.
- Permits planned. Zoning, heritage and Committee of Adjustment needs are checked before design, so drawings go in once.
- A signed change-order protocol. No verbal extras. Every change is written, priced and signed before work.
Rosedale heritage gut: $287K, 2,400 sqft, 14 weeks, zero change orders.
The 5-8% Discovery Contingency
Every Tier 2+ contract includes a 5-8% discovery contingency for hidden conditions common in 1920s-70s Toronto homes: knob-and-tube wiring, asbestos insulation, undersized electrical service, lead solder, cracked cast iron stacks and rot. Work that falls inside the contingency goes ahead without a change order. Anything beyond it is priced and signed by you before work continues. Unused contingency stays with you.
| Hidden condition | Where we find it |
|---|---|
| Knob-and-tube wiring | Pre-1950 homes in Central Toronto, Etobicoke, the Annex |
| Asbestos (vermiculite, pipe wrap) | Attics, walls and basements of pre-1980 homes |
| 60-amp service | Older homes that were never upgraded |
| Cast iron stack, lead solder | Pre-1960 plumbing |
| Rot and notched joists | Under old bathrooms and kitchens |
For heritage homes, see what else hides behind the walls on our heritage restoration page.
Renovation Tier Matcher
5 questions, about 1 minute, your likely tier and timeline.
Got Questions?
Renovation Cost FAQs
How much does a whole house renovation in Toronto cost?
Most whole house renovations in Toronto fall in Tier 3, $150K-$600K, for 3+ rooms or a full main floor plus basement. Tier 1 single-room cosmetic work runs $18K-$65K, Tier 2 kitchen or bath to studs $35K-$140K, and Tier 4 whole house plus addition $350K-$1.2M+. You get a written scope and hard-cap price before any work starts. The biggest swing factors are structure (beams, underpinning), mechanical upgrades such as a 200-amp panel or new HVAC, and finish level. Our Rosedale heritage gut, for example, came in at $287K for 2,400 sqft over 14 weeks with zero change orders.
What happens if you find hidden problems during demolition?
Every Tier 2+ contract includes a 5-8% discovery contingency for hidden conditions common in 1920s-70s homes, such as knob-and-tube wiring, asbestos, undersized electrical and rot. Work within the contingency proceeds with no change order. Anything beyond it is priced and signed by you before work continues. Unused contingency stays with you. On our Forest Hill underpin, the contingency covered a cracked clay drain found under the slab, so the project finished without a change order.
How do payments work on a renovation?
Tier 2+ projects use a 6-draw schedule tied to milestones: 10% design, 15% permit-ready, 20% demolition, 20% rough-in, 20% substantial completion and 15% at the deficiency walkthrough. Tier 1 projects are paid net on completion. There is no large upfront deposit.
Why do Toronto renovation quotes vary so much?
Quotes differ mainly in what they include. A low number often has thin allowances for tile, fixtures and flooring, no contingency for hidden conditions and no permit or design costs. Compare written scopes line by line, not just totals. Ours includes a 5-8% discovery contingency on Tier 2+ and realistic allowances.
Do you charge for a quote?
No. The site visit and written scope with a fixed price are free. We never ask for payment to quote.
Are design and permit fees included?
Design coordination and permit filing are part of our design-build scope and appear in your written price. Third-party costs such as engineering, surveys and City application fees are listed separately so you can see them.
Still have a question?
Call the 24/7 line or send your project details. We reply within 1 business day.
Quote requests reviewed within 1 business day
Get Your Number in Writing
Ranges help you plan. A written scope tells you exactly what you will pay. Call (647) 800-3733 or request a free written quote, reviewed within 1 business day.
- Fixed price pre-design
- $5M CGL + WSIB
- Written warranty