Century-home restorations that keep facades, plaster, millwork and original oak while rebuilding structure and systems to current code.
Serving The Kingsway, Baby Point, Humber Valley Village and more
Etobicoke Home Renovations: Kingsway Character Homes, Additions and Whole-House Updates
In the Kingsway we preserved a heritage facade while opening the interior into a modern plan. Etobicoke's character homes reward careful restoration and well-planned additions.
- Permits filed in-house
- Quote requests reviewed within 1 business day
- $5M CGL + WSIB
22+
Years in the GTA
300+
GTA projects
92%
On schedule (2024)
Reviewed in 1 Business Day
Get Your Free Written Quote
Reviewed personally by Royce (Roy) S. and Senior PM Nolan K.
Thanks, we got your request.
We review every request within 1 business day and will call you to book a site visit.
- 22+ Years
- $5M CGL + WSIB
- Written Warranty Registered
- 300+ Projects
- COI in 1 Business Day
Know the Risks First
Etobicoke Home Renovation Problems Hidden in 1920s Character Homes
The local problem
Opening a dark Kingsway main floor without disturbing the old masonry
What you seeThe house looks perfect from the street, but inside it is a run of small rooms, and removing walls seems to risk cracking the brick, stone or plaster.
Why it happens hereMany homes here date from Home Smith & Co.'s Kingsway Park and Humber Valley Surveys of the 1920s, built in English Cottage and Revival styles with interior bearing walls carrying the original framing.
How we fix itOur heritage restoration and whole-house team engineers new beams, shores the floors during removal and protects the facade, so the inside opens up while the exterior stays untouched.
Budget killer 1
Permit + Committee of Adjustment delays
6-16 weeks of approvals and $8K-$40K in consultant fees when design ignores zoning, heritage and conservation rules.
Budget killer 2
Hidden conditions behind old walls
Knob-and-tube wiring, asbestos, 60-amp service, lead solder and rot found after demolition with no agreed pricing.
Budget killer 3
Material scope creep
Unrealistic allowances for tile, fixtures and flooring that double mid-build.
The Whole House Renovation Fix
In-house permit coordination, a 5-8% discovery contingency on Tier 2+ contracts, and materials allowances locked in writing with a signed change-order protocol.
Before You Start
What to Plan For Before You Renovate
Etobicoke owners tend to love the outside of their house and want to change everything inside. Tudor revival and stone character homes in the Kingsway, Baby Point and Humber Valley Village have facades worth protecting, but their interiors are often a maze of small rooms with 60-amp wiring and tired plumbing. We restore the brick, stone and half-timbering, then open the inside into a plan that works for how families live now.
Heritage + older homes
Tudor and character homes in the Kingsway: facade preservation with modern open-plan interiors.
Heritage restorationInfill, additions + upgrades
Rear and second-storey additions on 1930s-50s homes in Sunnylea and Edenbridge.
Home additionsServices
Renovation Services for Character Homes and Additions
Every service below is available here, delivered by the same design-build team and fixed-price contract behind our home renovations across Toronto and the GTA, with permits filed through City of Toronto.
Multi-room and full-house gut renovations (Tier 3) with structural reconfiguration, new mechanicals and finishes under one design-build contract.
Second-storey, rear and side additions, garden and laneway suites and garage conversions, designed, permitted and built by one team.
Tier 1 kitchen refreshes and Tier 2 full kitchen guts with custom cabinetry, islands, stone counters and pro appliances.
Primary ensuites, family baths, powder rooms and condo baths with membrane waterproofing and premium fixtures.
Finished basements, legal second-unit suites and underpinning or bench-footing to gain ceiling height, waterproofed first.
High-end renovations with Calacatta and Taj Mahal quartzite, Wolf/Sub-Zero/Miele, rift white oak and Red Seal finish carpentry.
Office, restaurant, retail and medical fit-outs for landlords and tenants, with OBC Part 3 compliance and after-hours dispatch.
Office rebuilds and fit-outs with meeting pods, glass partitions, T-bar ceilings and data cabling, phased around your team.
Restaurant and cafe build-outs: commercial kitchens, NFPA 96 hoods, grease interceptors, make-up air and dining rooms.
Deadline-driven retail fit-outs: storefronts, display millwork, lighting and durable flooring, with landlord approvals handled.
How It Works
How We Run a Character-Home Renovation
One coordinator runs design, permits and construction. Approval time is planned up front, so the schedule you sign is the one we build to.
- 1
Free estimate + site visit
We review your request within 1 business day, then visit to measure, photograph conditions and talk through priorities.
- 2
Written scope + fixed price
A written scope, hard-cap price, tier timeline and draw schedule before any design agreement.
- 3
Design (ARIDO-affiliated)
Layout, structure, cabinetry and finishes settled in a few focused meetings with our design lead.
- 4
Permits + approvals in-house
Building permits filed with City of Toronto, plus Committee of Adjustment, heritage, tree or conservation applications when the lot needs them.
- 5
Build with weekly calls
Demolition, structure, rough-ins, inspections and finishes, with a weekly call from your project manager.
- 6
Deficiency walkthrough + written warranty
We walk every room with you, close the deficiency list and hand over your written warranty.
Tier 2+ payments follow a 6-draw schedule: 10% design, 15% permit-ready, 20% demolition, 20% rough-in, 20% substantial completion, 15% deficiency walkthrough.
Ready to Open Up Your Character Home?
Get a written scope and a fixed price before you sign any design agreement. No large deposit: Tier 2+ work is paid in six draws tied to milestones, and change orders happen only when you add scope.
Local Track Record
Why Etobicoke Owners Choose Us
- Kingsway heritage facade preserved with a fully modern interior
- Tudor masonry, half-timbering and leaded glass restored, not replaced
- Etobicoke York permits and Committee of Adjustment handled in-house
- Ravine and TRCA checks before design on Humber Valley lots
- Additions on 1930s-50s homes priced in writing before drawings
- 5-8% discovery contingency built into every Tier 2+ contract
Projects Near You
Recent Projects From Nearby Neighbourhoods
Real GTA projects, filtered for this area. Drag to compare before and after.
Before After Etobicoke Kingsway Heritage Facade
Heritage facade preservation + open-plan interior · $250K-$400K range
Preserved the heritage facade while opening the interior into a modern open plan.
Client Reviews
What Our Clients Say
Names are shown as initials and neighbourhood to protect client privacy.
"The Kingsway facade had to stay exactly as it was, but the inside was a maze of small rooms and 60-amp wiring. They kept the brick and the original millwork, opened the interior into one bright plan and replaced every wire and pipe behind the plaster. Heritage paperwork was handled for us."
"Delivered in 14 weeks, zero change orders. Design-build made the kitchen island decision in one meeting. Heritage consultant network paid for itself twice over."
"Our 1940s kitchen had a wall in exactly the wrong place. They brought in the engineer, put in a beam and moved the sink to a new island without opening the dining room ceiling twice. The written scope listed every allowance, so we knew where all $96K was going. Done in nine weeks."
Local Knowledge
Our Renovation Knowledge From the Kingsway to Long Branch
Working From the Humber to Long Branch
Our work clusters north and south of Bloor Street West between the Humber River and Kipling, plus the lakeshore neighbourhoods of Mimico and Long Branch. Crews come in along the Gardiner, the Queensway and Royal York Road, and we schedule deliveries to avoid school traffic around Bloor and Royal York.
Permits are filed with Toronto Building's Etobicoke York district at the Etobicoke Civic Centre. When an addition needs relief on lot coverage or height, we prepare the Committee of Adjustment application and plan the hearing into the schedule.
Homes backing onto the Humber River ravine or Mimico Creek can need ravine bylaw or TRCA review. We check this before design so the footprint and construction access are approved together.
The Character Homes We Know
The Kingsway and Baby Point are full of 1920s-40s Tudor revival and stone homes with half-timbering, leaded glass and heavy oak trim. Behind those facades we usually find knob-and-tube wiring, plaster on wood lath and original cast iron drains. Our Kingsway project kept the facade and the original millwork exactly as they were while replacing every wire and pipe and opening the main floor into one bright plan.
Sunnylea, Edenbridge and Humber Valley Village have solid 1930s-50s brick homes that suit rear and second-storey additions. Islington Village, Mimico and Long Branch add older cottages and post-war bungalows, where basements and kitchens are the common upgrades.
Neighbourhoods we work in
- The Kingsway
- Baby Point
- Humber Valley Village
- Sunnylea
- Edenbridge
- Islington Village
- Mimico
- Long Branch
Postal codes (FSAs) we cover: M8X, M8Y, M8Z, M9A, M8V, M8W
The area at a glance
- Municipality
- City of Toronto
- Permit office
- Toronto Building, Etobicoke York district (Etobicoke Civic Centre)
- Response
- Quote requests reviewed within 1 business day
- Landmarks
- The Old Mill · James Gardens · Humber Bay Park · Sherway Gardens · Montgomery's Inn
- Main routes
- Gardiner Expressway, Queen Elizabeth Way, Highway 427
- Transit
- Line 2 Bloor-Danforth (Old Mill, Royal York, Islington, Kipling); GO Lakeshore West (Mimico, Long Branch)
The Gardiner, the QEW and Highway 427 bring crews in from the east and west, and Line 2 stations from Old Mill to Kipling run right through the Kingsway and Islington Village.
Got Questions?
Etobicoke Renovation FAQs
Can you keep my Kingsway home's facade while modernizing inside?
Yes. Our Kingsway project kept the heritage facade and original millwork while opening the interior into one bright plan. Structural changes are engineered so beams carry the old wall loads without disturbing the exterior masonry.
Do Humber Valley ravine lots need extra approvals?
Lots backing onto the Humber River or Mimico Creek ravines can need a City ravine permit, and some also fall under TRCA review. We check before design so additions and decks sit outside protected areas where possible, and any review runs alongside the building permit.
What does a whole-house renovation cost in Etobicoke?
Most whole-house projects fall in Tier 3, $150K-$600K, with heritage scopes $250K-$800K. The written price includes a 5-8% discovery contingency for what older walls hide.
Will Baby Point heritage rules affect my renovation?
Possibly. A November 2024 City staff report recommended designating Teiaiagon-Baby Point as a Heritage Conservation District, which would bring exterior changes under heritage review. We check the current status for your street and design porches, windows and additions to fit the English Cottage and Revival character.
Do you build additions in Sunnylea and Edenbridge?
Yes, rear and second-storey additions, typically $200K-$600K. We test footings and check zoning before design, file with Toronto Building's Etobicoke York district, and every qualifying addition is covered by our registered written warranty.
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
Request a Written Quote for Your Etobicoke Home
Send your project details and we will confirm scope, permit path and a written fixed price. Quote requests reviewed within 1 business day.
- Fixed price pre-design
- $5M CGL + WSIB
- Written warranty