Blog

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By a True Professional Full-Service Residential Contractor in Kitchener-Waterloo Region

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Answering Homeowners Frequently Asked Questions 

By Iain Kent 

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Yes but how much will it cost? 

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One of the first and most common, yet dreaded, questions we receive from potential clients is, "How much will it cost?".  It’s dreaded because it’s nearly impossible to get it right without a complete understanding of the project requirements. Of course we want to get to this answer as soon as possible but it will take longer than we have during an initial conversation. There’s simply too many variables that can significantly influence the overall cost to be able to answer this question for all homeowners. On the other hand, we completely understand the importance for our prospective clients of getting an idea of the Rough Order of Magnitude for a project to assist in determining if a project is even feasible or not.  So, to provide some generic, yet helpful information, we will attempt to explain some general pricing guidelines.  

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Price vs Value 

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When considering the cost of renovations, it's important to distinguish between price and value. Too often, price is used as the primary determinant, but if a price seems too good to be true, it likely is. Underpaying for a renovation can lead to major risks like property damage, unsafe conditions, making your home unsellable and incomplete or poor-quality workmanship, resulting in very stressful situations. Too often, these clients are compelled to hire another, more reputable contractor to complete the project, dramatically increasing the final cost. 

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Value and Quality is Far More Important than Price Alone

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To be clear, our goal is not to be the cheapest contractor. We aim to provide excellent value. Our mission is to ensure that every client has a great renovation experience, which involves more than just price. Excellent communication, skilled tradespeople/professionals, proven/high quality building materials, an industry-leading warranty program, and adequate insurance coverage are among the many factors critical to the value and peace of mind we offer. We take our clients' budgets seriously and strive to be frank and upfront about likely costs long before any work begins. We understand that renovations are a major investment, and we want our clients to feel comfortable and well-prepared for the undertaking. 

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The Price Range of Renovations

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The decision to renovate can be likened to buying a new home or vehicle—price ranges can vary drastically. Just as with buying a car, where the "fully loaded" model can cost twice as much as the base model, renovation costs can vary significantly between basic and upgraded options. Why do our clients choose upgrades? Similar to car buyers opting for increased comfort, style, quality, longevity, and ease of use, renovation clients select upgrades to ensure they achieve their desired look and functionality without regrets later on. These options can significantly impact the overall cost. 

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Breaking Down Your Options 

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Although it's challenging to provide exact numbers without detailed design work to identify the specific requirements for the project (known as "The Scope of Work"), I can offer some budgetary ranges for the major types of renovations we typically handle: Bathrooms, Kitchen renovations, Interior Renovations, Additions, and some other common types of projects.  

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Design First*

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Regardless of the size of your project, we start all of our relationships with a design process before you commit to the larger building project. The upfront design process is critical to ensuring that you know exactly what you will be receiving and that all aspects of your project have been considered.  

Some of our clients choose to work with wonderful external designers for this stage, we are thrilled to provide quotes to their drawings. Others will choose to hire us for the design phase. The important thing here isn't about who does the design, but to ensure that professional design is being undertaken. The typical costs for design with Eagleview are as follows: 

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Bathroom Design: $750-$1,000+HST 

Basements: $1,500-$3,000+HST 

Interior Renovations (e.g., Kitchen Renovations, reconfiguration of existing floor plans): $3,000-$5,000+HST 

Single Storey Addition: $5,000-$7,000+HST 

Multiple Storey Addition or conversion of a bungalow to a two-storey home: $7,000-$15,000+HST 

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* Design Costs Are Included In The Overall Project Estimate

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Bathrooms

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Main Family Bathroom (3 Piece): $25,000-$35,000+HST and up  

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Complete renovation, including the gut of the room (removal of everything down to the framing), and replacement of all contents including new tub/shower, tub/shower valve and trim, tile shower walls, toilet, faucet, vanity, stone countertop with undermount sink, new tile flooring and paint, new exhaust fan, vanity light and mirror. Repair of any insulation/vapour barrier, all of the wall and ceiling drywall would be replaced with moisture-resistant drywall and tile backer on tiled walls. Everything to connect to existing plumbing in existing locations. Includes all permits, products, parts, labour, debris disposal, and project management.  

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Ensuite/Larger Bathroom (4+ Piece): $30,000-$50,000+HST and up 

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Basically, the same bathroom renovation as described above but typically in a larger space with more customization and higher-end finishes, such as a custom-built shower, custom glass shower enclosure, tile flooring, radiant heat in the floor, plumbing to new locations, completely new electrical and lighting system. Includes all permits, products, parts, labour, debris disposal, and project management.  

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Kitchens and Main Floor Renovations  

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Complete Kitchen Renovation - Same Space: $65,000-$90,000+HST and up  

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While in some newer homes you can get away with just replacing the cabinets, more often than not, when exploring a new kitchen, our clients require a more extensive renovation involving a complete "gut" of the existing space, where we remove everything including the wall and ceiling finishes down to the framing. A new design would also include a cabinet/appliance layout. In addition: All new electrical, lighting, and plumbing within the kitchen; replaced insulation/vapour barrier; new wall and ceiling finishes; tile or hardwood flooring; custom cabinets; solid surface or stone tops and a new tile backsplash. Includes all permits, products, parts, labour, debris disposal, and project management. Based on an approximate 15’ x 15’ to 25’ x 25’ kitchen (medium to large size kitchen). 

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Main Floor Reconfiguration, with New Kitchen: $125,000-$200,000+HST and up  

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Often, our clients don't only want to refinish their existing spaces, but want to completely rework the layout of the main floor of their home. This often involves structural modifications, relocation of services (ductwork, plumbing, electrical), and the creation of new windows/exterior doors. Sometimes this requires a complete gut of the space down to the framing, other times this isn't required. This pricing range is to completely renovate the main floor of a home, including the installation of a steel beam to remove a load-bearing wall, new insulation/vapour barrier in all exterior walls, completely upgraded electrical/lighting plan, new finishes throughout (Flooring, trim/interior doors), new kitchen layout (potentially relocated to another area of the home). Includes all permits, products, parts, labour, debris disposal, and project management. Based on an approximate 750 sq ft to 1000 sq ft floor area. 

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Additions

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Additions refer to projects where clients are adding new space in some capacity to an existing structure. As you can probably imagine, the category of "Addition" can involve a wide range of projects that vary wildly in size/function. For example, it's not uncommon for clients to want a small addition to provide a single missing element such as a mudroom or a powder room; on the other end of the spectrum, it's also common for our clients to want to add a significantly larger addition to the existing home that can be multiple stories, and involve a complete re-configuration of the entire home. The following are some major cost drivers for an addition: 

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Foundation

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The type of foundation required, for example, if a basement is desired, can be significantly more expensive than an addition built on helical piles. 

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Roof Design

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Depending on the type of roof (e.g., Flat vs pitched, asphalt vs steel, etc.), the level of difficulty tying it into an existing structure, this can have a significant impact. 

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Exterior Finishings

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There is a big difference in cost to finish the exterior of a new addition in Brick vs. vinyl siding, and there are a multitude of options in between. 

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Size/Complexity

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Obviously, increasing the size of an addition tends to increase cost, however, it is not uncommon for larger additions to be significantly cheaper on a $/sq ft basis than smaller ones given the economies of scale. 

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Contents of the addition

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There is a significant difference in the scope of work of an addition that involves a new kitchen compared to an addition that is just a family room. Kitchens are significantly more expensive areas to finish and also involve additional services, all of which drive cost. 

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Calculating Cost 

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With all of that being said, for new construction, a helpful budgetary tool is cost per square foot, and while these costs will vary greatly depending on the specifics of each project, the ranges provided will provide a good budgetary idea for the different types of project. Smaller projects tend to have a higher per square foot cost than larger ones, this is because there are a number of fixed costs to projects that get more efficiently distributed over larger projects (we call this economies of scale): 

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Smaller additions (less than 200 Sq Ft) tend to have the highest typically ranges from $650-$900 per sq ft. Which would mean that a 12'x12' addition (144 Sq Ft) would likely be in the range of $95,000-$130,000+HST and up. 

Mid-sized additions (200-600 Sq ft), typically range in the $500-$850 per square foot range. Which would mean that a 24'x12' (288 Sq Ft) addition (e.g., An addition extending the entire width of a home and out 12') would likely be in the range of $145,000-$245,000+HST and up. 

Larger additions (600-1200 sq ft), This includes multi-storey additions, and typically ranges anywhere from $400-$600 per square foot. Which would mean that a two-storey addition that is 25'x20' (500 Sq Ft per floor, adding a total of 1000 Sq ft) would likely be in the range of $400,000-$600,000+HST and up.  

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Other Common Project Types 

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Finishing of an Unfinished Basement: $65,000 to $175,000+HST and up  

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Based on a typical 500 to 1,000 SF basement the average cost to finish these spaces ranges from $125 to $175 per square foot and up. Basements can provide some fantastic living space that is relatively economical when compared to an addition or adding another level to a home. We can transform your basement into just about any type of space you desire. The three biggest concerns with basements are adequate headroom, moisture control, and egress (being able to exit the basement in case of fire). The more basic the space the less it will cost. Likewise, the more amenities you add like an added bathroom, kitchenette/bar area, cinema rooms, golf simulators, added windows and/or doors and more ornate trim details like coffered ceilings and wall panels, the more it will cost. These budgetary costs would include all necessary permits, products, parts, labour, debris disposal, and project management.  

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Detached Garage: $100,000+HST and up  

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This would include a new, custom-designed garage with a thickened slab on grade foundation. Garages vary significantly in size, design, and requirements, which can all have major impacts on cost. Other things to consider are the zoning constraints for the property, and the ability to run services to the new structure.  

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Additional Dwelling Unit (ADU), (AKA: Garden suites, Tiny Homes, Laneway Houses, Backyard Cottages): $200,000-$500,000+HST  

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Detached ADUs are incredibly popular in our area, and for good reason. With property prices being so high, and simultaneously having a major housing shortage, ADUs are a way to increase the amount of housing/space in a property in a much more affordable way than building entirely new/larger developments. Many homeowners are interested in ADUs as a way to provide a space for elderly loved ones or adult children to live and/or to provide a source of secondary income.

This type of project is strongly encouraged by zoning/building departments as a way to gently increase densification in established neighbourhoods and there are government programs available to offset some of the costs. There are a number of types of ADUs, ranging from prefabricated trailers to custom-built tiny homes. Eagleview specializes in the latter. Similar to any new construction, The cost of an ADU will vary greatly depending on variables such as size, complexity, ease of connecting services (e.g., Plumbing, electrical) and level of finishing. 

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Conclusion

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I hope we’ve answered all your questions about “How Much Will My Renovation Cost”? As you can see there are a lot of variables that go into answering this question. Depending on your style, size of project and how elaborate you want to go, the price can differ widely. That said, these are some general guidelines that should help with make educated decisions. 

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Ready To Create Memories In Your Completely Renovated Home? Book a Free Consultation 

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On April 12, 2019, Eagleview Construction was the recipient of both the Most Outstanding Kitchen and Most Outstanding Bathroom awards at the Waterloo Region Home Builders' Association Annual SAM Awards! We are also proud to announce that we were finalists in the Most Outstanding Renovation over $100,000 category. As such, we would like to share our winning projects with you!

In August 2023, Eagleview Construction was listed as one of the Top 3 Home Builders in Kitchener, ON by ThreeBestRated! ThreeBestRated® helps 4.5 Million customers find the best local businesses, professionals, restaurants, health care providers, etc., in key cities. They have thoroughly evaluated and updated our business based on a rigorous 50-Point Inspection. Customers use Description, Price, List of Specialties, Awards, 6 High-Resolution Photos and Video to find the best businesses.

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Check out our listing & Inspection Report here: https://threebestrated.ca/home-builders-in-kitchener-on

On February 12, 2019 it was announced that for first time every Eagleview Construction won the "Best of Houzz" award for Design! This comes after five consecutive years of winning the "Best of Houzz" award for Customer Service. This award is based on several factors, including the number and quality of client reviews a professional received throughout the year.

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This is an award that we are extremely proud to win as it is a direct result of our clients' satisfaction with both our customer service and workmanship" said Iain Kent, Partner of Eagleview Construction.

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This year’s Best Of Houzz awards go to an incredibly talented and service-oriented group of home remodeling and design professionals, and we’re proud to highlight the winners on the Houzz website and app,” said Liza Hausman, vice president of Industry Marketing for Houzz. “This award is particularly meaningful as it reflects the sentiment of the millions of homeowners in the Houzz community who are hiring home professionals for their projects across the U.S. and around the world.

At Eagleview Construction our mission is to bring our client’s creative vision to life; this project exemplifies our mission. Prior to renovating, our client’s kitchen was small, dated and completely enclosed. It did not provide the space or functionality needed for our clients’ modern lives and growing family; they wanted an open living space that would be the heart of their home. Throughout the renovation process we worked closely with our clients to ensure their kitchen was customized for their lifestyle, right down to the interior drawer design and function. By removing the load bearing wall separating the kitchen and formal dining room, we were able to expand the footprint of the kitchen to flow into the dining and living room. For our clients, maintaining the existing character of this century home was a must, while also being able to showcase their own unique tastes.

On October 28, 2021 it was announced that Eagleview Construction was once again Diamond Winners in the Favourite General Contractor & Favourite Home Renovation categories! This year, they were also Diamond winners in 5 other categories including Kitchen Design & Renovation and Bathroom Design & Renovation.

Our clients dreamed of an ensuite escape; a place to relax and unwind after a busy day of juggling work and family. The mission was clear—prioritize clean, bright lines, and maximize the use of the space. We worked closely with our clients to incorporate high-end, luxurious features such as: in floor heating, quartz surfaces and a relaxing rain shower. 
The floating white oak vanity adds depth and a modern focal point, without taking away from the crisp white and black that dominates the room. The extra long shower niche adds further visual length to the wet room. The stunning matte arctic white tile selected for the s hower wall was purposefully planned to add the illusion of height to wet room.