# Whole House Renovation Toronto | Toronto Whole House Renovations: Multi-Room Gut, Structural & Mechanical for Residential & Commercial | $5M CGL URL: https://wholehouserenovation.ca/whole-house-renovation/ Last-Modified: 2026-11-07 Author: Royce (Roy) S. ![Fully renovated Toronto semi main floor after a whole house renovation](/images/misc/fully-renovated-1920s-toronto-semi-main-floor-with.webp) Whole House · Toronto & GTA · Priority Service # Whole House Renovation in Toronto: Fixed-Price, Design-Build Guts From Studs to Final Walkthrough Last updated: November 7, 2026 Multi-room and full-house gut renovations (Tier 3) with structural reconfiguration, new mechanicals and finishes under one design-build contract. Typical price $150K-$600K Timeline 12-20 weeks Coverage $5M CGL Fixed Price Before Design Written scope + hard-cap price before demolition. WSIB. WHMIS 2015. OBC. Written warranty. COI typically within 1 business day. - 22+ years in the GTA - 300+ projects - In-house permits Request a Free Written Quote [#quote-form →](#quote-form) Call (647) 800-3733 [tel:+16478003733 →](tel:+16478003733) Reviewed in 1 Business Day Get a Written Whole House 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 What's Included ## What Our Whole House Renovation Service Covers A whole house renovation takes three or more rooms, or the full main floor plus basement, back to the studs. It is the biggest single decision most Toronto homeowners make about their house, and it is where budgets most often go wrong. We start with a written scope and a hard-cap fixed price before demolition, so you know the number before you commit. Then one coordinator runs design, permits and construction. Walls open, LVL or steel beams go in where a wall comes out, wiring moves to 200-amp service, PEX plumbing and new HVAC replace what was there, and Roxul Safe'n'Sound goes into the walls before drywall. Our ARIDO-affiliated designer settles layout and finishes early, Red Seal carpenters build it, and our permit coordinator handles Toronto Building. Every Tier 3 contract carries a 5-8% discovery contingency for what 1920s-70s walls hide, such as knob-and-tube wiring, asbestos and rot. Our Rosedale heritage gut came in at $287K for 2,400 sqft, delivered in 14 weeks with zero change orders. - Written scope + hard-cap fixed price before demolition - Structural reconfiguration: load-bearing wall removal, LVL or steel beams, engineer stamps - Electrical upgrade to 200A, PEX plumbing, new HVAC and insulation - ARIDO-affiliated design, Red Seal carpentry, in-house Toronto Building permits - 5-8% discovery contingency for knob-and-tube, asbestos, rot $150K-$600K per project (Tier 3) Get My Written Quote [#quote-form →](#quote-form) ![Whole house gut in progress with new beam, PEX plumbing and electrical rough-in](/images/misc/whole-house-gut-in-progress-with-framing-exposed-n.webp) Whole house gut in progress with new beam, PEX plumbing and electrical rough-in ## What Is a Whole House Renovation in Toronto? A whole house renovation takes three or more rooms, or the full main floor plus basement, back to the studs. Walls open, beams go in, wiring moves to 200-amp service, plumbing and HVAC are rebuilt and finishes are installed under one design-build contract. In our pricing that is Tier 3, $150K-$600K, built over 12-20 weeks. When an addition is part of the plan, it becomes Tier 4, $350K-$1.2M+. In Toronto, most whole house renovations happen in homes built between the 1920s and the 1970s. Those houses have good bones, but they were wired for a few lamps and a radio, plumbed with galvanized steel and cast iron, and laid out for a separate kitchen, dining room and parlour. A whole house renovation is how you keep the location, the lot and the character, and get a house that works for the next 40 years. We scope the work in writing and hard-cap the price before demolition. Then one coordinator runs design, permits and construction. Every Tier 3 contract carries a 5-8% discovery contingency for what older Toronto walls usually hide. ## What Does a Whole House Renovation Include? Every project is different, but most whole house renovations include the same core systems: - **Structure.** Removing or moving load-bearing walls with engineer-stamped LVL beams or steel W-beams, new point loads carried to footings, and floor levelling where 100 years of settling shows. - **Electrical.** Removing knob-and-tube and ungrounded circuits, upgrading to a 200-amp service, new panel, dedicated kitchen circuits, and ESA inspection. - **Plumbing.** Replacing galvanized supply with PEX-A, replacing cast iron stacks where they are cracked or scaled, and adding a backwater valve. - **HVAC and insulation.** New high-efficiency furnace or heat pump, rebalanced ductwork, and Roxul Safe’n’Sound or spray foam where walls are open. - **Finishes.** Kitchen, bathrooms, flooring, millwork, lighting, paint and hardware, all selected with our ARIDO-affiliated designer before construction starts. ## Types of Whole House Renovation Not every whole house project is a full gut. We usually see four shapes of project in the GTA: ### Main floor plus basement The most common Tier 3 project. The main floor opens into one living, dining and kitchen space, and the basement becomes a family room, guest suite or legal second unit. Upstairs bedrooms get cosmetic updates. ### Full three-floor gut Every floor goes back to the studs, like our Rosedale heritage gut: 2,400 sqft, $287K, 14 weeks and zero change orders. This is the right call when the wiring, plumbing and plaster are failing everywhere. ### Heritage whole house Century homes in Rosedale, Forest Hill, the Annex and Cabbagetown where original red oak, plaster mouldings and millwork stay while every system behind them is replaced. See our heritage restoration [/heritage-restoration/ →](/heritage-restoration/) page for how that work differs. ### Whole house plus addition When the house needs more space as well as new systems, we combine the renovation with a rear or second-storey home addition [/home-addition/ →](/home-addition/) . This is Tier 4 and carries our registered written warranty on the new construction. ## How Much Does a Whole House Renovation Cost in Toronto? | Project type | Typical range | Construction time | | --- | --- | --- | | Main floor + basement | $150K-$300K | 12-16 weeks | | Full three-floor gut | $250K-$600K | 14-20 weeks | | Heritage whole house | $250K-$800K | 12-24 weeks | | Whole house + addition (Tier 4) | $350K-$1.2M+ | 14-24 weeks | The biggest cost drivers are the number of structural changes, how much of the mechanical system is replaced, the kitchen and bathroom finish level, and whether the house sits in a Heritage Conservation District. For a full breakdown by room and tier, see our Toronto renovation cost guide [/cost/ →](/cost/) . ## When Do You Need a Whole House Renovation Instead of Room-by-Room? Room-by-room renovations make sense when the systems behind the walls are sound. A whole house renovation makes more sense when: - The house still has knob-and-tube wiring or a 60 or 100-amp panel that cannot carry a modern kitchen. - You want to move or remove walls on more than one floor. - Plumbing is galvanized or the cast iron stack is failing, so every bathroom will need opening anyway. - You plan to stay 10 years or more and want to do the dusty work once. Doing the work in one project usually costs less than three separate renovations over ten years, because demolition, permits, mechanical rough-ins and drywall happen once. ## Design-Build vs Architect + GC: Which Is Right for Your Renovation? There are two common ways to deliver a whole house renovation in Toronto. In the traditional route, you hire an architect or designer, get drawings, then tender to general contractors. In design-build, one firm designs and builds under one contract. | | Architect + separate GC | Design-build (Whole House Renovation) | | --- | --- | --- | | Price certainty | Price known only after drawings and tender | Written fixed price before design fees | | Decisions | Designer and builder in separate meetings | One meeting, one team | | Accountability | Split between drawings and site | Single point of ownership | | Schedule | Design, tender, then build in sequence | Design and permit overlap with pricing | | Best for | Signature custom new builds | Most renovations and additions | For most whole house renovations, design-build is faster and gives you a firm price earlier, which is why we run every one of our home renovations in Toronto [/ →](/) on a single design-build contract. Our Rosedale client settled the kitchen island in one design meeting because the designer, the PM and the carpenter were in the same room. If you already have an architect’s drawings, we are happy to price and build from them. ## DIY, Phased or All at Once? Some owners try to phase a whole house renovation over several years or manage trades themselves. That can work for cosmetic updates. For structural and mechanical work it usually costs more, because walls get opened twice, permits are pulled twice and trades have to work around finished rooms. A single, fixed-price project with a 6-draw payment schedule [/cost/#payment →](/cost/#payment) spreads the cost over milestones without paying for the same demolition twice. Not sure which tier your project falls into? Try our renovation tier matcher [/tools/tier-matcher/ →](/tools/tier-matcher/) or request a free written quote [/contact/ →](/contact/) and we will tell you within 1 business day. The Industry Reality ## Why Toronto Whole House Renovations Blow Past Budget More Than Any GTA Build Type Budget killer 1 ### Permit + Committee of Adjustment delays 6-16 weeks of approvals and $8K-$40K in consultant fees when design ignores zoning and heritage rules. Drawings that fail review get redrawn, and the schedule slides with them. Budget killer 2 ### Hidden conditions in 1920s-60s walls Knob-and-tube wiring, asbestos, 60-amp service, lead solder and rot found after demolition with no agreed pricing. Without a contingency in the contract, every discovery becomes a negotiation. Budget killer 3 ### Material scope creep Unrealistic allowances for tile, fixtures and flooring that double mid-build. A low quote with thin allowances is not a low price; it is a price you have not seen yet. ### The Whole House Renovation Fix In-house permit coordination checked against zoning before design, a 5-8% discovery contingency on every Tier 2+ contract, and materials allowances locked in writing with a signed change-order protocol. Most Tier 2+ projects close within 5% of contracted scope. Transparent Pricing ## How Much Does Whole House Renovation Cost in Toronto? Typical range: **$150K-$600K** per project (Tier 3). Tier 4 whole house + addition $350K-$1.2M+. Timeline 12-20 weeks. ### Tier 3: Multi-Room / Whole House $150K-$600K 3+ rooms or full main floor plus basement, 12-20 weeks, 6-draw schedule ### Tier 4: Whole House + Addition $350K-$1.2M+ Whole house plus an addition with registered written warranty, 14-24 weeks ### Heritage whole house $250K-$800K Century homes with facade, plaster and millwork preservation ### 6-Draw Payment Schedule (Tier 2+) 10% design · 15% permit-ready · 20% demolition · 20% rough-in · 20% substantial completion · 15% deficiency walkthrough. Tier 1 is paid net on completion. 5-8% discovery contingency on Tier 2+ contracts. See the full Toronto cost guide → [/cost/ →](/cost/) Why Whole House Renovation ## Why Choose Whole House Renovation for Whole House Renovation? ### Fixed price before design Written scope and a hard cap before the first shovel. Change orders only when you add scope, priced and signed before work. ### One coordinator, start to finish ARIDO-affiliated designer, Red Seal carpenters and an in-house permit coordinator on one contract. No finger-pointing. ### $5M CGL + WSIB About 5x what most GTA renovators carry. COI typically within 1 business day for lenders or neighbours. ### Structure done right Engineer-stamped LVL or steel beams, proper point loads and footings checked before walls come out. ### Realistic timelines 92% of 2024 projects delivered within the quoted range, with weekly client calls throughout. ### Milestone payments Six draws tied to design, permit, demolition, rough-in, substantial completion and the deficiency walkthrough. How It Works ## How Does Our Whole House Renovation Process Work? Design-build means one team from first visit to final walkthrough. Approval time is planned up front, and you get a weekly call from your project manager. 1. 1 ### Free estimate + site visit We measure, photograph conditions, open a few inspection points if needed and talk through priorities and budget. 2. 2 ### Written scope + fixed price You receive a written scope, a hard-cap price, the tier timeline and the 6-draw schedule before any design agreement. 3. 3 ### Design (ARIDO-affiliated) Layout, structure, cabinetry and finishes are settled in a few focused meetings so the price holds. 4. 4 ### Permits + COA in-house Engineer drawings, Toronto Building permit and any Committee of Adjustment application are filed by our coordinator. 5. 5 ### Build with weekly calls Demolition, structure, rough-ins, inspections, insulation, drywall and finishes, with a weekly call from your PM. 6. 6 ### Walkthrough + written warranty We walk every room with you, close the deficiency list, then hand over warranty documents and as-built notes. Typical construction time: 12-20 weeks. Tier 2+ projects pay in six draws tied to these milestones, with no large upfront deposit. Before + After ## Recent Whole House Projects Across the GTA Real projects, filtered for this service. Drag the slider to compare, or pick a project from the list. ![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. - - - - View all projects → [/projects/ →](/projects/) Our Work ## Our Whole House Work Click any image to enlarge. Client Reviews ## What Clients Say About Our Whole House Work Names are shown as initials and neighbourhood to protect client privacy. > "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." EW E.W., Rosedale Toronto · $287K · T3 > "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." MT M.T., Leaside Toronto · $96K · T2 > "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." LP L.P., Kingsway Etobicoke · $340K · T3 Plan Your Budget Run the numbers before you call Renovation ROI Calculator [/tools/roi-calculator/ →](/tools/roi-calculator/) Renovation Tier Matcher [/tools/tier-matcher/ →](/tools/tier-matcher/) Got Questions? ## Whole House Renovation 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 4 whole house plus addition projects run $350K-$1.2M+. Where you land depends on structure (how many walls move and whether beams are LVL or steel), mechanical scope (200-amp service, new HVAC, full replumb), the finish level and whether the house is heritage. You get a written scope and a hard-cap price before demolition, with a 5-8% discovery contingency built in. Our Rosedale heritage gut came in at $287K for 2,400 sqft in 14 weeks with zero change orders. ### How long does a whole house renovation take? Construction for Tier 3 typically takes 12-20 weeks and Tier 4 14-24 weeks. Add 6-16 weeks before construction for drawings, the Toronto Building permit and any Committee of Adjustment hearing. We plan approval time into the schedule from the start, and in 2024, 92% of our projects were delivered within the quoted range. ### Can we live at home during a whole house renovation? Sometimes. Phased projects that keep one bathroom and some kitchen function can be lived in, but full guts, asbestos abatement or weeks without water or heat usually mean moving out. We plan phasing during design so you can budget for temporary housing early if you need it. ### Do I need a permit for a whole house renovation in Toronto? Almost always. Removing load-bearing walls, moving plumbing, replacing electrical service and adding bedrooms all need a building permit. If your plan changes the footprint, height or lot coverage, a minor variance through the Committee of Adjustment may also be needed. Our permit coordinator files everything in-house. ### What happens if you find knob-and-tube or asbestos? Every Tier 2+ contract includes a 5-8% discovery contingency for hidden conditions common in 1920s-70s Toronto homes, including knob-and-tube wiring, asbestos, undersized electrical and rot. Work within the contingency proceeds with no change order. Asbestos is tested and removed by a licensed abatement contractor before demolition continues. Anything beyond the contingency is priced and signed by you first. ### Is design-build better than hiring an architect and a GC separately? For most renovations, design-build is faster and easier to manage because design and construction run under one coordinated contract. Decisions happen in one meeting, nobody points fingers between drawings and site, and you have a single point of contact. A separate architect still makes sense for a signature new build, and we are happy to build from existing drawings. ### How do payments work on a whole house 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. There is no large upfront deposit. ### Will a whole house renovation increase my home's value? A well-planned whole house renovation usually recovers a large share of its cost in resale value, especially in central Toronto where updated heritage homes command a premium. The exact return depends on your neighbourhood, finish level and comparable sales. Our ROI calculator gives an illustrative estimate based on published Canadian renovation return studies. 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 ## Related Services ![Second-storey home addition on a Toronto bungalow](/images/misc/new-second-storey-addition-on-toronto-bungalow-wit.webp) ### Home Addition Second-storey, rear and side additions, garden and laneway suites and garage conversions, designed, permitted and built by one team. $200K-$600K [Home Addition →](/home-addition/) ![Restored century home entry hall with original oak staircase and stained glass](/images/misc/restored-toronto-century-home-entry-hall-with-orig.webp) ### Heritage Restoration Century-home restorations that keep facades, plaster, millwork and original oak while rebuilding structure and systems to current code. $250K-$800K [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) ### Kitchen Renovation Tier 1 kitchen refreshes and Tier 2 full kitchen guts with custom cabinetry, islands, stone counters and pro appliances. $35K-$140K [Kitchen Renovation →](/kitchen-renovation/) Nearest service areas: Central Toronto [/service-areas/central-toronto/ →](/service-areas/central-toronto/) North York [/service-areas/north-york/ →](/service-areas/north-york/) ![](/images/hero/toronto-heritage-kitchen-with-white-oak-island-bra.webp) Quote requests reviewed within 1 business day ## Ready to Price Your Whole House Renovation? Tell us about your home or space. We review every request within 1 business day, visit the site and send a written scope with a hard-cap price before any design agreement. Request a Free Written Quote [/contact/ →](/contact/) Call (647) 800-3733 [tel:+16478003733 →](tel:+16478003733) - Fixed price pre-design - $5M CGL + WSIB - Written warranty