# Home Renovations Scarborough, ON | Scarborough Home Renovation: Whole House, Kitchen, Bath, Basement for Residential & Commercial | Written Warranty Registered

URL: https://wholehouserenovation.ca/service-areas/scarborough/

![Finished legal basement suite in a Scarborough bungalow](/images/misc/bright-finished-legal-basement-suite-in-scarboroug.webp)

Serving Scarborough Bluffs, Cliffside, Birch Cliff and more

# Scarborough Home Renovations: Bungalow Updates, Basement Suites and Bluffs-Area Additions

Last updated: November 7, 2026

Scarborough's post-war bungalows are well suited to legal basement suites and vertical additions. Bluffs-area lots may need TRCA review, which we plan before design.

-   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)

Request a Free Written Quote

[#quote-form →](#quote-form)

 

Call (647) 800-3733

[tel:+16478003733 →](tel:+16478003733)

Reviewed in 1 Business Day

Get Your Free Written Quote

Reviewed personally by Royce (Roy) S. and Senior PM Nolan K.

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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

## Scarborough Home Renovation Problems, From Wet Basements to Bluffs Lots

The local problem

### A bungalow basement that takes on water before it can become a rental suite

What you seeYou want a legal second unit downstairs, but the floor drain backs up in heavy storms and the walls still show water lines from past events.

Why it happens hereMany bungalows here were built from late-1940s and 1950s CMHC plans, long before backwater valves were common, so a surcharged sewer can push water back through the floor drain.

How we fix itOur basement renovation crews waterproof first, install a permitted backwater valve and sump, and prepare the City subsidy paperwork before the suite is framed.

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

Scarborough has some of the best renovation value in the city. Wide 1950s bungalow lots in Wexford, Cliffside and West Hill can carry a second storey, and their basements are often prime candidates for a legal second unit that helps pay the mortgage. The catch is usually low ceilings, original wiring and galvanized plumbing, and for homes near the Bluffs or Highland Creek, conservation authority review. We sort out all of that before design so the number you sign is the number you pay.

### Heritage + older homes

Post-war bungalows with original wiring, galvanized plumbing and low basements.

Heritage restoration →

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### Infill, additions + upgrades

Legal basement suites and second-storey additions on wide bungalow lots.

Home additions →

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### Commercial

Plaza retail and office refreshes.

Commercial renovation →

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Services

## Renovations Built for Post-War Bungalows

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

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, with permits filed through City of Toronto.

 

![Finished basement renovation in Toronto with 9 ft ceiling and media wall](/images/misc/finished-toronto-basement-renovation-with-nine-foo.webp) $45K-$180K

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Basement Renovation

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Finished basements, legal second-unit suites and underpinning or bench-footing to gain ceiling height, waterproofed first.

Explore Basement Renovation →

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![Second-storey home addition on a Toronto bungalow](/images/misc/new-second-storey-addition-on-toronto-bungalow-wit.webp) $200K-$600K

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Home Addition

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Second-storey, rear and side additions, garden and laneway suites and garage conversions, designed, permitted and built by one team.

Explore Home Addition →

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![Whole house renovation in Toronto with open main floor and white oak island](/images/misc/toronto-whole-house-renovation-open-main-floor-wit.webp) $150K-$600K

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Whole House Renovation

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Multi-room and full-house gut renovations (Tier 3) with structural reconfiguration, new mechanicals and finishes under one design-build contract.

Explore Whole House Renovation →

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![Restored century home entry hall with original oak staircase and stained glass](/images/misc/restored-toronto-century-home-entry-hall-with-orig.webp) $250K-$800K

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Heritage Restoration

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Century-home restorations that keep facades, plaster, millwork and original oak while rebuilding structure and systems to current code.

Explore Heritage Restoration →

[/heritage-restoration/ →](/heritage-restoration/)

 

![Kitchen renovation in Toronto with white oak island and Calacatta counter](/images/misc/toronto-kitchen-renovation-with-white-oak-island-c.webp) $35K-$140K

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Kitchen Renovation

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Tier 1 kitchen refreshes and Tier 2 full kitchen guts with custom cabinetry, islands, stone counters and pro appliances.

Explore Kitchen Renovation →

[/kitchen-renovation/ →](/kitchen-renovation/)

 

![Primary ensuite renovation in Toronto with curbless shower and floating vanity](/images/misc/toronto-primary-ensuite-renovation-with-curbless-w.webp) $18K-$65K

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Bathroom Renovation

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Primary ensuites, family baths, powder rooms and condo baths with membrane waterproofing and premium fixtures.

Explore Bathroom Renovation →

[/bathroom-renovation/ →](/bathroom-renovation/)

 

![Luxury Toronto kitchen with Calacatta island, Wolf range and rift white oak](/images/misc/luxury-toronto-kitchen-with-book-matched-calacatta.webp) $400K-$1.2M+

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Luxury Renovation

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High-end renovations with Calacatta and Taj Mahal quartzite, Wolf/Sub-Zero/Miele, rift white oak and Red Seal finish carpentry.

Explore Luxury Renovation →

[/luxury-renovation/ →](/luxury-renovation/)

 

![Commercial renovation in Toronto: clinic reception with barrier-free entrance](/images/misc/toronto-commercial-renovation-medical-clinic-recep.webp) $60K-$500K

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Commercial Renovation

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Office, restaurant, retail and medical fit-outs for landlords and tenants, with OBC Part 3 compliance and after-hours dispatch.

Explore Commercial Renovation →

[/commercial-renovation/ →](/commercial-renovation/)

 

![Office renovation in Toronto with glass meeting pods and open workstations](/images/misc/toronto-office-renovation-with-glass-meeting-pods-.webp) $60K-$280K

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Office Renovation

[/office-renovation/ →](/office-renovation/)

Office rebuilds and fit-outs with meeting pods, glass partitions, T-bar ceilings and data cabling, phased around your team.

Explore Office Renovation →

[/office-renovation/ →](/office-renovation/)

 

![Restaurant renovation in Toronto with banquettes, marble bar and open kitchen](/images/misc/toronto-restaurant-renovation-with-walnut-banquett.webp) $120K-$500K

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Restaurant/Cafe Renovation

[/restaurant-renovation/ →](/restaurant-renovation/)

Restaurant and cafe build-outs: commercial kitchens, NFPA 96 hoods, grease interceptors, make-up air and dining rooms.

Explore Restaurant/Cafe Renovation →

[/restaurant-renovation/ →](/restaurant-renovation/)

 

![Retail fit-out in Toronto with walnut display millwork and track lighting](/images/misc/toronto-retail-fit-out-with-custom-walnut-display-.webp) $80K-$350K

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Retail Fit-Out

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Deadline-driven retail fit-outs: storefronts, display millwork, lighting and durable flooring, with landlord approvals handled.

Explore Retail Fit-Out →

[/retail-fit-out/ →](/retail-fit-out/)

How It Works

## How Your Basement or Addition Project Runs

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.  1
    
    ### Free estimate + site visit
    
    We review your request within 1 business day, then visit to measure, photograph conditions and talk through priorities.
    
2.  2
    
    ### Written scope + fixed price
    
    A written scope, hard-cap price, tier timeline and draw schedule before any design agreement.
    
3.  3
    
    ### Design (ARIDO-affiliated)
    
    Layout, structure, cabinetry and finishes settled in a few focused meetings with our design lead.
    
4.  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.  5
    
    ### Build with weekly calls
    
    Demolition, structure, rough-ins, inspections and finishes, with a weekly call from your project manager.
    
6.  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 Turn That Basement Into Rental Income?

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.

Call (647) 800-3733

[tel:+16478003733 →](tel:+16478003733)

 

Request a Free Written Quote

[/contact/ →](/contact/)

Local Track Record

## Why East-End Homeowners Trust Us

-   Legal second-unit suites built to OBC requirements, permit and inspections included
-   Underpinning or bench footing priced up front when ceilings are low
-   TRCA mapping checked before design for Bluffs and ravine lots
-   Scarborough district permits filed and tracked in-house
-   Basement waterproofing first: membranes, weeping tile, sump and backwater valve
-   Written warranty and fixed pricing on every project

Projects Near You

## Recent Projects From Nearby Neighbourhoods

Real GTA projects, filtered for this area. Drag to compare before and after.

![Whole house renovation Toronto Rosedale after: restored open-plan main floor with original red oak](/images/misc/after-empty-restored-rosedale-heritage-main-floor-.webp) ![Whole house renovation Toronto Rosedale before: dated 1920s heritage main floor with cracked plaster](/images/misc/before-empty-1920s-rosedale-heritage-semi-main-flo.webp)

Before After 

Rosedale Heritage Whole-House Gut

2,400 sqft, full gut, 3 floors · 14 weeks · $287K

Restored a 1920s heritage semi with original red oak and a new structural span. Zero change orders; the kitchen island was settled in one design meeting.

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View all projects →

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Client Reviews

## What Our Clients Say

Names are shown as initials and neighbourhood to protect client privacy.

> "Registered second-unit suite with a written warranty. Rental income started month 5. Inspection passed first visit."

RS R.S., Erin Mills Mississauga · $62K · T2

> "Small job for them, big deal for us. New tile, vanity and fixtures in our ensuite and powder room for $24K, finished in five weeks, and the crew cleaned up every single day."

HB H.B., The Beaches Toronto · $24K · T1

> "We wanted a dry, tall basement and a legal suite in a 1930s house. Underpinning was the scary part. Diego walked us through the pin sequence before anyone touched the footings, and Ingrid had the permit in hand before demolition. The 5-8% contingency covered the cracked clay drain they found, so there was no change order. We now have 9 ft ceilings and a tenant."

PA P.A., Forest Hill Toronto · $195K · T3

Local Knowledge

## Renovation Experience Across Scarborough

### How We Run East-End Projects

We reach jobs along Kingston Road, Eglinton Avenue East, Lawrence Avenue East and the 401, with most bungalow lots offering driveway room for a bin and lumber drops. That keeps the street clear and the neighbours friendly through demolition and framing.

Permits go to Toronto Building's Scarborough district at the Scarborough Civic Centre. Our coordinator files drawings and books inspections, including the fire separation and egress checks that legal second units need.

Properties near the Scarborough Bluffs, Highland Creek and the Rouge can fall under Toronto and Region Conservation Authority (TRCA) regulation. We check TRCA mapping during feasibility. If a permit is needed, it runs in parallel with the building permit so it does not add a second wait at the end.

### The Housing Stock We Know

Most renovation work here starts with a post-war bungalow: brick, one storey, a basement with 6.5 to 7 foot clearance, original 60 or 100-amp service and galvanized water lines. Those homes respond well to three upgrades: a legal basement suite with egress windows and fire separation, a second-storey addition when the footings allow it, and a full main-floor open plan.

Around Birch Cliff, Cliffside and Guildwood you also see 1930s and 40s cottages and storey-and-a-half homes closer to the lake, which often need underpinning or bench footing to gain basement height. In Agincourt and Wexford, plaza retail and small offices along Sheppard and Lawrence round out our commercial work in the east end.

### Neighbourhoods we work in

-   Scarborough Bluffs
-   Cliffside
-   Birch Cliff
-   Guildwood
-   Highland Creek
-   Agincourt
-   Wexford
-   West Hill

Postal codes (FSAs) we cover: M1N, M1M, M1E, M1C, M1S, M1R

![Basement waterproofing in a Scarborough bungalow](/images/misc/basement-waterproofing-with-dimpled-membrane-inter.webp)

### The area at a glance

Municipality

City of Toronto

Permit office

Toronto Building, Scarborough district (Scarborough Civic Centre)

Response

Quote requests reviewed within 1 business day

Landmarks

Bluffer's Park · Guild Park and Gardens · Scarborough Town Centre · University of Toronto Scarborough · Scarborough Civic Centre

Main routes

Highway 401, Kingston Road

Transit

Line 2 Bloor-Danforth (Kennedy); GO Lakeshore East (Scarborough, Eglinton, Guildwood, Rouge Hill)

Crews come in along Highway 401 and Kingston Road; Kennedy station and the Lakeshore East GO stops at Guildwood and Rouge Hill serve the southern half of the area.

Got Questions?

## Scarborough Renovation Questions, Answered

### Do Bluffs-area properties need TRCA approval?

Lots near the Bluffs, Highland Creek or the Rouge can sit in a TRCA Regulated Area, where work may need a permit under Ontario Regulation 41/24. We check TRCA mapping before design and, when a permit is needed, prepare it alongside the building permit to avoid a second wait.

### Can my Scarborough bungalow basement become a legal suite?

Often yes, with egress windows, fire separation and enough ceiling height. Underpinning or bench footing can add height. We also install a backwater valve and sump with battery backup; the City Basement Flooding Protection Subsidy, raised 28% in May 2026, can offset part of that cost once the valve passes inspection.

### Can you add a second storey in Birch Cliff or Cliffside?

If the footings and zoning allow it. We test the foundation and check height limits first. A second storey on a 1950s bungalow usually falls into Tier 4 when paired with interior work, $350K-$1.2M+, or $200K-$600K for the addition alone.

### Where are Scarborough permits filed?

With Toronto Building's Scarborough district at the Civic Centre near Scarborough Town Centre. We handle the filing, the inspections and any Committee of Adjustment application if a variance is needed.

### What does a bungalow basement renovation cost?

Basements in Wexford, Agincourt or West Hill typically run $45K-$180K depending on waterproofing, underpinning and suite requirements. A straightforward finished basement sits at the low end; an underpinned legal suite with a separate entrance sits at the high end.

Still have a question?

Call the 24/7 line or send your project details. We reply within 1 business day.

Call (647) 800-3733

[tel:+16478003733 →](tel:+16478003733)

 

Request a Free Written Quote

[/contact/ →](/contact/)

Keep Exploring

## Nearby Service Areas

-   Central TorontoRosedale, Forest Hill, The Annex
    
    [/service-areas/central-toronto/ →](/service-areas/central-toronto/)
    
-   MarkhamUnionville, Markham Village, Cornell
    
    [/service-areas/markham/ →](/service-areas/markham/)
    
-   North YorkHogg's Hollow, York Mills, Bedford Park
    
    [/service-areas/north-york/ →](/service-areas/north-york/)
    

All service areas →

[/service-areas/ →](/service-areas/)

![](/images/hero/renovated-gta-family-home-exterior-at-dusk-with-wa.webp)

Quote requests reviewed within 1 business day

## Start Your Scarborough Renovation With a Written Price

Send your project details and we will confirm scope, permit path and a written fixed price. Quote requests reviewed within 1 business day.

Request a Free Written Quote

[/contact/ →](/contact/)

 

Call (647) 800-3733

[tel:+16478003733 →](tel:+16478003733)

-   Fixed price pre-design
-   $5M CGL + WSIB
-   Written warranty