What a renovation costs depends on its scope far more than on the size of the house. A cosmetic refresh (paint, flooring, fixtures) costs a fraction of a mid-range remodel that replaces cabinets and finishes, and a gut renovation that moves walls, plumbing or wiring costs the most, because it brings in more trades, permits and inspections. Labour is often the largest single part of the bill. This page is the overview of renovation costs; each room has its own guide. It is part of our directory of what things cost in Canada.
Costs by project
| Project | Guide |
|---|---|
| Kitchen | Kitchen renovation costs: cabinets, counters, appliances, layout changes |
| Bathroom | Bathroom renovation costs: fixtures, tile, plumbing moves |
| Basement | Basement renovation costs: finishing, a bathroom, a legal suite |
| Adding space | Home addition costs: bump-outs, second storeys, garage conversions |
| Building new | The cost to build a house |
Other common projects (a roof, windows, flooring, painting, landscaping) are priced mostly by area or quantity and by the material chosen.
What drives the cost of any renovation
| Factor | Effect |
|---|---|
| Scope | Replacing finishes costs far less than changing the layout |
| Moving plumbing, gas or electrical | Brings in licensed trades and permits |
| Structural work | Removing walls or adding openings needs an engineer, beams and permits |
| Finish level | Builder-grade materials vs custom or premium |
| The age of the house | Older homes can hide knob-and-tube wiring, old plumbing, asbestos or rot that has to be dealt with once walls are open |
| Labour | Rates vary by trade and region, and rise when contractors are busy |
| Region | Labour and permit costs are generally highest in large cities |
| DIY | Owners who do demolition, painting or finishing save labour but take on risk |
Labour and trades
Most renovations involve a general contractor who coordinates trades: carpenters, electricians, plumbers, drywallers, tilers, painters and, for some jobs, HVAC technicians. Electrical and gas work must be done by licensed trades in every province, and plumbing usually is too. Getting several written, itemized quotes is the clearest way to compare prices; a quote that is far below the others often leaves out work that will be billed later.
Permits
Structural changes, new plumbing or electrical circuits, additions and secondary suites generally need a municipal building permit, and permit fees are set by each municipality. Cosmetic work usually doesn’t. Work done without a required permit can cause problems with insurance and when the home is sold.
The timeline
| Project | What sets the timeline |
|---|---|
| Cosmetic updates | Days to a few weeks |
| A kitchen or bathroom | Weeks, longer with custom cabinets or layout changes |
| A basement | Weeks to months, longer with a suite and inspections |
| An addition | Months, including design, permits and inspections |
Planning the budget and financing it
Planning the budget (setting a contingency, phasing the work, comparing quotes) is covered in the home renovation budget guide. Ways to pay for a renovation (savings, a home equity line of credit, refinancing, a renovation loan, contractor financing) are compared in home renovation loans.
Which renovations add value
Kitchens and bathrooms usually recover more of their cost at sale than specialized projects, but most renovations recover less than they cost, and the market where you live matters. That trade-off is covered in how to increase your home’s value.