A-508 Additions & New Builds
A whole-home renovation planned as one project
A whole-home renovation redoes most or all of a house in one project. In Toronto it typically costs $150 to $550 per square foot, depending on how far the walls are opened.
- Typical cost
- $150–
$550 per sq ft - Timeline
- 4–8 months on site
- Permit
- Yes, for most full scopes
- Prices checked
- 2026
- Design-build renovations
- In-house engineering and permits
- Free on-site estimate
Free, no-obligation estimate. We typically reply within 24 hours.
A-508.1 Why MKC
Why choose MKC for whole-home renovation
Renovating the whole house at once means walls are opened once, and wiring, plumbing, heating and insulation are replaced in the right order before finishes go back. With design-build, one team draws it, prices it and builds it. Our in-house engineering department handles the structural changes, drawings and permits, so a removed wall is designed before it is priced. We only use ECRA/ESA-licensed electrical contractors to perform any electrical work.
One plan, one schedule, one budget
Kitchens, bathrooms, floors, structure and mechanical work are designed and priced together, so a choice in one room does not surprise another. You get a written scope and schedule under The MKC Guarantee: on time and within budget. Older houses also carry a stated contingency for what is behind the walls.
A-508.2 Scope
What’s included
- A-508.1Gut renovationsDown to the studs: new wiring, plumbing, heating, insulation, drywall and finishes.
- A-508.2Layout and structural changesLoad-bearing walls removed and openings widened, with engineered beams and permits.
- A-508.3Kitchens and bathroomsNew kitchens and bathrooms, with moved drains by a City-licensed plumbing contractor.
- A-508.4Heating, cooling and gasGas work is done by a TSSA-registered contractor with certified gas technicians.
- A-508.5Insulation and windowsWalls and attics insulated while open, by a City-licensed insulation installer in Toronto.
- A-508.6Asbestos and old wiringSuspect materials tested by an accredited lab before demolition; knob-and-tube replaced.
A-508.3 Cost guide
What it costs
in Toronto & the GTA
Published 2026 prices per square foot for renovating a whole house or condo in Toronto and the GTA.
Whole house, from a mid-range full renovation to a gut renovation
Allow two to four months for design, drawings and selections. Toronto reviews complete house permit applications within 10 business days. Construction of a full house renovation usually takes four to eight months, and a gut renovation means living elsewhere for that time.
Every project is different, so your estimate comes with its own written schedule, and we aim to beat the usual industry timeline on every job.
| Level of work | Typical cost |
|---|---|
| Cosmetic refreshPaint, flooring and fixtures throughout. No layout changes and no work on wiring, plumbing or heating. | $100– |
| Mid-range full renovationNew kitchen and bathrooms, flooring and lighting, some electrical and plumbing updates, layout largely kept. | $150– |
| Gut renovationDown to the studs: new wiring, plumbing, heating, insulation, structural changes and high-end finishes. | $300– |
| Condo, full renovationKitchen, bathrooms, flooring and finishes in a condo unit. Board approvals add $2,000 to $10,000. | $100– |
| Item | Typical price |
|---|---|
| Removing a load-bearing wall | $2,000– |
| Relocating a plumbing stack or drain line | $2,500– |
| Hardwood flooring, supplied and installed | $8– |
| Luxury vinyl plank, supplied and installed | $5– |
| Spray foam insulation | $3– |
Worked examples
- Example 1
2,000 sq ft detached house in the GTA, mid-range full renovation
$300,000–$600,000 - Example 2
1,500 sq ft older Toronto semi, gut renovation (expect the upper half)
$450,000–$825,000 - Example 3
700 sq ft Toronto condo, full renovation, before condo board costs
$70,000–$210,000
What moves the number
- 01How far the walls open
Cosmetic work runs $100 to $150 per sq ft. Opening walls and replacing wiring, plumbing and heating moves a project to $300 and up.
- 02Age of the house
Pre-1960 homes can hide knob-and-tube wiring, galvanized pipe and asbestos. A contingency of 15% to 20% is standard for them.
- 03Structural changes
Each load-bearing wall removed adds $2,000 to $10,000 plus engineering. Moving a plumbing stack or drain adds $2,500 to $5,000 per line.
- 04Kitchens and bathrooms
Their number drives cost more than floor area does. Custom cabinets run $500 to $1,200 per linear foot, stock or semi-custom $150 to $400.
- 05Location in the GTA
Central Toronto carries a premium. The same scope in Scarborough, Etobicoke or North York is generally 10% to 20% lower.
Rebates, subsidies and tax credits
- Rebates by upgradeHome Renovation Savings (Ontario)
Rebates may apply to energy upgrades in the project: up to $7,700 for insulation and $100 per window or door opening, with a home energy assessment first, two or more upgrades and the follow-up done by December 31, 2026 under current terms; and, without an assessment, up to $2,000 for a cold-climate heat pump in a home heated with Enbridge gas, or up to $7,500 with electric, oil, propane or wood heat.
Program rules - Loan up to $125,000Toronto Home Energy Loan Program
A low-interest City loan for energy work such as heat pumps, insulation, windows and doors, capped at 10% of the property’s assessed value. Toronto addresses only. Your mortgage lender must consent, and it is repaid on the property tax bill.
Program rules - Up to $130,000Ontario HST relief, substantially renovated homes
Temporary relief: an Ontario rebate of up to $80,000 through the CRA plus an Ontario payment of up to $50,000, for new or substantially renovated homes. A gut renovation may qualify only if it meets the CRA’s substantial renovation test. Confirm with an accountant first.
Program rules
Labour and materials before HST. Rent while you are out, furniture, landscaping and a 15% to 20% contingency are extra. Published totals for full guts of older Toronto houses run above the per-square-foot range. Prices checked in 2026. Not a quote: your estimate is built from your own measurements and choices.
Where these numbers come from
- Building Permit Fees, City of Toronto (2026 fees)
- Building Permit Review Streams, City of Toronto (2026)
- Building By-law Schedule “B”: 2026 Classes of Permits and Fees, City of Mississauga (2026)
- 2026 Fees and Charges By-law 051-2026, Schedule “F”: Building Standards, City of Vaughan (effective February 24, 2026)
- Building construction price indexes, first quarter 2026, Statistics Canada (2026)
- Home Renovation Savings Program, Save on Energy and Enbridge Gas (2026)
- Home Energy Loan Program, City of Toronto (2026)
- The Ontario New Home Affordability Payment, Government of Ontario (2026)
- Published 2026 price guides and GTA contractor price pages (2026)
G-003 How we work
How we deliver your whole-home renovation
- 1
Free Estimate
Tell us what you have in mind. We review your space and goals and give you a clear estimate at no cost.
- 2
Design + Permits
Our in-house designers model your project in 3D so you can see it and settle every choice. Our in-house engineering team prepares drawings, engineering letters and permit applications.
- 3
Material Procurement
We order cabinets, tile, stone, pavers and decking from trusted suppliers such as Unilock, Techo-Bloc, TimberTech and Trex, and schedule deliveries around the work.
- 4
Construction Process
Our crews build to code with site supervision and regular updates, so you always know where things stand.
- 5
Project Completion
Final inspection, walkthrough and clean-up. On time, within budget and beyond expectations. That is the MKC Guarantee.
Plan your project
with a free estimate.
We review your space and goals and give you a clear estimate at no cost.
A-508.4 Questions
Questions about whole-home renovation
Don’t see your question? Call (647) 637-6052 or ask in your estimate request.
How much does a whole-home renovation cost in Toronto?
Typical cost in Toronto and the GTA: $150 to $550 per sq ft (Whole house, from a mid-range full renovation to a gut renovation). By level of work: Cosmetic refresh: $100 to $150 per sq ft; Mid-range full renovation: $150 to $300 per sq ft; Gut renovation: $300 to $550 per sq ft; Condo, full renovation: $100 to $300 per sq ft. Scope moves the price most: a mid-range renovation keeps the layout and most systems, while a gut renovation replaces wiring, plumbing, heating and insulation. The age of the house and the number of kitchens and bathrooms come next. These are typical ranges, before HST, with prices checked in 2026; your estimate is built from your own measurements and choices.
Which parts of a renovation need a building permit?
In Toronto, structural changes, new or relocated plumbing, heating and cooling changes, new openings and changes of use need a permit. Paint, flooring and cabinets alone do not. The 2026 fee for residential interior alterations is $11.53 per square metre, about $2,140 for a 2,000 sq ft house, plus $23.20 per plumbing fixture. Mississauga charges $6.84 per square metre and Vaughan $7.30. Electrical work needs a separate ESA permit.
Can we live in the house during the work?
During a mid-range renovation done in phases, often yes, with a working bathroom and a temporary kitchen. During a gut renovation, no. The house has no finished rooms, and power, water and heat are off for long stretches. Rent and storage are not part of a contractor’s price, so budget for them separately for the four to eight months of construction.
What turns up inside older Toronto houses?
Knob-and-tube wiring, galvanized steel water pipe and materials containing asbestos are the common ones in pre-1960 homes. Under Ontario Regulation 278/05, suspect materials are sampled and tested by an accredited lab before demolition, and Type 3 removal is done by certified asbestos abatement workers and supervisors. We allow for these in the estimate instead of pricing them later as surprises.
Who does the electrical, gas and heating work?
Each regulated trade is done by the contractor Ontario or the City requires. Electrical work is done by ECRA/ESA-licensed electrical contractors under an ESA permit. Gas lines and appliances are handled by a TSSA-registered contractor. In Toronto, heating and cooling is installed by a contractor holding a City heating licence, and drains and plumbing by a City-licensed contractor.
Should we gut the house or tear it down and rebuild?
Compare both before you decide. Published Toronto ranges are $300 to $550 per sq ft for a gut renovation and $450 to $900 for a custom build, and full guts of older houses tend to land at the top of their range. A renovation keeps the existing footprint and its zoning position. A new house is a different process: Ontario requires an HCRA-licensed builder and Tarion enrolment.
How is a large renovation kept on budget?
By settling the scope before demolition. Drawings, engineering and finish selections are done first, so the price is for a defined job. Published guides put labour at 40% to 50% of a renovation budget and materials at 30% to 40%, with a 15% to 20% contingency on top for older homes. Changes after work starts are priced in writing before they are built.
Can I see the whole renovation in 3D before work starts?
Yes. We model the house in 3D floor by floor, with the new layout, kitchen, bathrooms and finishes, so you can see the whole plan and approve each choice before demolition starts.
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