Finished basements, legal second-unit suites and underpinning or bench-footing to gain ceiling height, waterproofed first.
Serving Scarborough Bluffs, Cliffside, Birch Cliff and more
Scarborough Home Renovations: Bungalow Updates, Basement Suites and Bluffs-Area Additions
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)
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 restorationInfill, additions + upgrades
Legal basement suites and second-storey additions on wide bungalow lots.
Home additionsServices
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, with permits filed through City of Toronto.
Second-storey, rear and side additions, garden and laneway suites and garage conversions, designed, permitted and built by one team.
Multi-room and full-house gut renovations (Tier 3) with structural reconfiguration, new mechanicals and finishes under one design-build contract.
Century-home restorations that keep facades, plaster, millwork and original oak while rebuilding structure and systems to current code.
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.
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 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
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 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.
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.
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.
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."
"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."
"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."
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
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.
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.
- Fixed price pre-design
- $5M CGL + WSIB
- Written warranty