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: $1,500+HST 

Basements: $2,500-$5,500+HST 

Interior Renovations (e.g., Kitchen Renovations, reconfiguration of existing floor plans): $5,500-$7,500+HST 

Single Storey Addition: $8,900-$12,500+HST 

Multiple Storey Addition or conversion of a bungalow to a two-storey home: Custom Quote
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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): $60,000-$110,000+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: $75,000-$115,000+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: $140,000-$275,000+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 $125,000-$175,000+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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When it comes to planning a home renovation, few decisions are more important than choosing the right construction partner. Whether you're dreaming of a kitchen overhaul, an addition, or a full home transformation, who you work with can make or break your experience—and your budget.

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At Eagleview Construction, we know how overwhelming this decision can feel. Many homeowners don't realize there’s a difference between hiring a General Contractor (GC) and partnering with a Design-Build Firm—and that difference can have a big impact on your time, cost, and stress levels.

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Let’s break it down.

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Home Renovations Are Complex—Period.

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And they’re usually your largest single investment. That’s why having the right team in your corner is critical.

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Both GC’s and Design-Build firms can lead renovation projects—but they do so in very different ways. One puts you in the driver’s seat whereas the other offers a turn-key experience with a single point of contact from start to finish.

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So, which is right for you?

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What Is a Design-Build Firm?

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A design-build firm, like Eagleview Construction, manages the entire process under one roof—from initial design, through construction phase to the final clean.  

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Instead of hiring a separate Architect, Designer, Project Manager, and contractor, you get a unified team that collaborates from Day One. The goal? A streamlined experience with fewer surprises and better alignment between your design vision and your construction budget.

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Key Features of a Design-Build Approach:

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• Integrated Team: Designers, Project Managers and contractors all work for the same company.  With an experienced team and a proven process—the project flows through seamlessly. There is less risk of costly redesigns or delays—and more confidence that your vision will be brought to life.

• Unified Technology: From the start of your engagement through to the pains of the project—all your points of contact are using the same technology, notes and project management systems.  

• Consistent Communication: With one fluid team, there is less hands offs making for less communication gaps.

• Budget-Conscious Design: We consider your budget before we put pen to paper, not after. We design based on what you want and what you’re comfortable spending.

• Transparent Process & Clear Roadmap: You'll know what decisions are coming and when through our guided process.  

• Fixed-Price Contracts: The entire project is scoped and priced before we begin so you know the total cost. At Eagleview Construction, we are proud to complete 98% of our projects on time and on budget because great work shouldn’t come with surprises.

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With design and construction working hand in hand, there’s less risk of costly redesigns or delays—and more confidence that your vision will be truly brought to life.

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What About a General Contractor?

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A GC typically steps in after you’ve completed your design with an Architect or Designer. Their role is to manage the construction phase and coordinate trades—but the rest is up to you.

That means you're in charge of:

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• Hiring and managing your Designer or Architect

• Getting permits and navigating local bylaws or variances

• Requesting and comparing bids

• Managing communication between design and construction teams

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This option gives homeowners more control, but also more responsibility—and more room for a disconnect between design and budget.

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Key Features of a General Contractor Approach:

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• Builder, Not Designer: GCs build from completed plans and rarely get involved in design development.

• Homeowner as Project Manager: You’ll coordinate between all professionals involved.

• Variable Pricing: Many GCs use cost-plus contracts, meaning you pay for time and materials plus markup, which can lead to unexpected budget increases.  

• Separate Design and Build Phases: There's no collaboration during the design stage to ensure budget feasibility.

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So, How Do You Choose?

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If you’re trying to decide which approach is right for your home, it comes down to your goals, time availability, and risk tolerance.

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Here’s how to know if a Design-Build Firm might be the better fit:

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1. You Want Clarity on Your Budget and Timeline Right From the Start

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We’ve seen it too many times, a homeowner works with an Architect, falls in love with a design and then learns it's way over budget. Like our client Steve—who came to us with a stunning two-story addition plan. Unfortunately, his $550K budget wouldn’t stretch to the $750K plus price tag.

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Had Steve started with a Design-Build Firm, we could have worked with him to design within his means—saving time, money, and a whole lot of frustration.

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2. You Want a Seamless, Stress-Free Experience

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Most of our clients don’t want to manage trades or juggle timelines—they want a trusted team that handles it all. At Eagleview Construction, 98% of our projects finish on time and on budget because we do the planning work upfront, with transparency every step of the way.

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3. You Want to Stay on Schedule

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Design-build teams move faster because we’re already aligned on scope, materials, and cost. No need to pause and re-design when the construction quote comes in too high. With us, design meets budget from day one.  

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When Is a General Contractor a Better Choice?

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The GC model works well for homeowners who are:

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• Hands-on: You enjoy overseeing the details and managing professionals.

• Experienced: You’re comfortable reading plans, comparing quotes, and managing a complex project.

• Looking for Specific Experts: Maybe you already have a Designer in mind, or you're hoping to compare multiple construction bids.

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This path can offer more flexibility, but it also comes with more moving parts to juggle.

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Bottom Line: There’s No One-Size-Fits-All Answer

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Choosing between a GC and a Design-Build Firm depends on how involved you want to be, and how important budget alignment, communication, and simplicity are to you.

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If you are considering a renovation project and have any doubts about where to start, feel free to give us a call. We’d be happy to chat about your project and where we think you’d be best served. For those in our area, we love the opportunity to refer people to great specialty trades or other GCs if we’re not the best fit for your project. If you’re outside our area, we’re happy to offer broader advice about who might best serve your needs. When people have a great renovation experience, it benefits the entire industry, and we’re passionate about improving that experience. So, please don’t hesitate to connect.

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Everyone has heard horror stories about shady contractors, or renovation projects gone wrong. So, in order to protect yourself against these nightmare scenarios, one of the best things that you, as a homeowner, can do is follow a thorough selection process when choosing which contractor to work with. Choosing the right contractor for your project is crucial to its success and can significantly impact both how stressful the process is, and ultimately, the overall quality of the final product.

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As a General Contractor ourselves, we’re likely biased about what makes a good contractor; however, we’re also well positioned to see what works and what doesn’t.   At Eagleview we’re obsessed with ensuring that our clients have a great renovation experience, and we work hard to make that a reality. Despite there being other amazing contractors out there who share that same goal, every year, we receive calls from homeowners who are stressed out beyond belief and in the throes of a dispute with their contractor. Many times, they have had to fire their contractor and are looking for assistance to get things back on track. While we endeavour to assist these folks, it often quickly becomes obvious that there were many red flags that were ignored early on, and had they been paid attention to, could have avoided a lot of pain and suffering.

So, here’s our best effort to summarize what you can do to confidently choose a fantastic contractor for your project:

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1. It Starts with You

• Begin by defining the intent of your project and what problems you are looking to solve.
• Set a budget. When heading into a renovation, know that you own your budget and stick to what you are comfortable paying for on a project. Any contractor should be respectful of that and take staying within those parameters very seriously. To assist with understanding what certain types of projects costs, please read our article titled “How Much Will My Renovation Cost.” It can also be helpful to speak with a financial advisor or mortgage broker very early in the process to assist in determining what you are able to spend.
• Understand your desired timeline for when you would like the work to be started and completed.

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2. Create a Shortlist of Potential Contractors

• Find out what type of contractor you need. To do so, please see our article on that.
• Gather recommendations from friends and family. Another source is finding contractors with high reviews and ratings online.

3. Interview Potential Contractors

• Ask about their process (hint: if a contractor doesn’t follow a set process or is willing to change their process based on your demands, that’s a red flag).
  • For design and build contractors, they should be able to clearly outline both the design process as well as the build portion of the project.
• Ask about their experience with similar projects (e.g. Similar sized projects and similar aged properties, etc.).  Or even ask to see examples of their past work.
  • Reputable contractors are very proud of their past projects and happy to show them off!
• Ask for references and check online reviews. A reputable contractor should be more than happy to provide you with past clients who can share their experiences.
• Ask about insurance and warranties. A reputable contractor will be able to easily summarize their insurance coverages and even provide a Certificate of Insurance if requested.
• Ask about who they use as subcontractors and how long they’ve worked with their trade partners.
  • A general contractor’s sub trades are integral to a project's success. A general contractor’s ability to maintain longstanding relationships with excellent trades is typically a strong indication that they are a competent contractor.
• Ask about affiliations and organizations that they are a part of. Organizations such as the Better Business Bureau and RenoMark require members to adhere to strict codes of conduct and provide proof that they are in conformity.
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4. Get it in Writing

• A reputable contract should put everything into writing that will clearly outline what they will be delivering, how you will pay for it, timelines that you can expect, and any other details that are pertinent to your project.

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5. Making a Selection

• In addition to everything above, it’s also important to ensure that communication style, professionalism and values of a potential contractor are in alignment with yours. Renovation projects are typically long-term relationships, so it’s critical that you will enjoy who you’re working with.
• Don’t just base your decision on price. There are so many aspects of a project that add value to a project than simply the initial price.