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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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.

‍Right out of the gate, I think it’s worth acknowledging that we, the authors of this article, are a general contractor and design and build general contracting company. While I am immensely proud of our capabilities, I’m also the first to admit that we are not always the best fit for every project or client, and that’s OK. The purpose of this article is to hopefully demystify the overall renovation process and guide readers toward the best option for their particular needs. And of, course, if that means you need a general contractor, and you're in an area we service, we’d be honoured to hear from you!

Choosing to renovate is a major investment of time, energy, and money. Unlike other major investments, such as buying a car or a new home, there isn’t a well-known process that everyone knows to follow, and yet, everyone has heard of someone with a horror story about a renovation project gone wrong. A question we commonly receive is, “Where do I start?” That’s the purpose of this article - to go through the various approaches homeowners can take to tackle their renovation projects and which options tend to be best suited for different types of projects.

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Types of Service Providers in the Renovation Space:
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When planning a home renovation, homeowners have several options for the type of company they can work with, each offering unique expertise and services. These companies range from handyman services for small repairs to full-service design and build contractors for larger, more complex projects. Whether a homeowner is looking for specialized trade professionals, comprehensive project management from a general contractor, or a creative design solution from a design firm, understanding the different types of companies available is key to selecting the right partner for your project. The following are the main types of companies that homeowners will have to choose from.

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1. Handyman Companies

Handyman companies are typically small businesses that provide a wide range of basic home repair and maintenance services. These services often include tasks like minor plumbing repairs, fixing fixtures, painting, and other small-scale renovations. Handyman companies are ideal for homeowners who need quick and affordable fixes without major structural changes.
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2. Specialty Trades

Specialty trades refer to companies or individual contractors that focus on a specific area of home renovation, such as electrical work, plumbing, HVAC (heating/cooling), roofing, or flooring. These professionals are specialized experts in their field and are usually brought in for projects that require technical skills or licensed professionals. Clients often hire specialty trades directly for specific tasks, such as replacing a roof or fixing a leak.

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3. General Contractors

General contractors oversee and manage all aspects of a home renovation or construction project. They are responsible for hiring and coordinating subcontractors, obtaining permits, and ensuring that the project adheres to timelines, budgets, and regulations. General contractors are well-suited for medium to large-scale renovations, offering a comprehensive approach to managing various trades and suppliers.

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4. Design and Build General Contractors:

Design and build general contractors offer a full-service solution by combining both the design and construction phases of a renovation project under one roof. These firms handle everything from initial concept design to final construction, providing a streamlined process for clients. This integrated approach can lead to better coordination, faster timelines, and potentially lower costs by reducing communication gaps between designers and builders.

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5. Design Firms

Design firms specialize in creating the aesthetic and functional layout of a renovation or new construction project. These firms typically employ architects, interior designers, and space planners to develop detailed plans and blueprints that match the client’s vision. Design firms are ideal for clients who want a custom design solution before moving into the construction phase of a project. After the completion of the design process, design firms typically work with a general contractor.

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Size and Complexity Matter When Selecting Who to Work With for Renovations
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When deciding who to work with, the size and complexity of the project are key indicators of which type of service provider is best suited.
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If a project is small, more repair-oriented, or focused solely on a single item, a handyman company or specialty trade is typically a good start. These types of projects could include things like:

• If your shingles are looking worn, you’d probably be best served by calling a roofing company directly.
• If you want some Ikea wardrobes assembled and installed, you’d likely be better off calling a handyman company.
• If you want to replace the faucet and toilet in your bathroom, you’re probably best served by calling a plumber.
• If your furnace is making unusual noises and likely needs to be replaced, you’re likely best to call an HVAC company.
• If you’re looking to refresh the colors of your home with new paint, it’s likely you just need a painting company.
• If you’re looking to have windows replaced, working directly with a window and door company likely makes the most sense.
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If your project is more complex, will involve coordination between multiple trades, or if there is difficulty conceptualizing what you want, it is likely that a general contractor (GC) might be the correct choice. Some projects where a GC is well-suited include:

• Projects where multiple trades are involved that require coordination, such as bathroom and basement renovations on the smaller end, up to whole home remodels, additions, and additional dwelling units on the larger end.
• Projects where design and visualization are important, which is pretty much every project, would be well served by working with either a standalone designer or a general contractor with in-house design capability.

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What is a General Contractor?
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While it’s straightforward to understand what handyman companies and specialty trades do, the concept of a General Contractor (GC) isn’t always as broadly understood.

General contracting companies can be structured differently, but they all share one key role. They are typically responsible for coordinating and managing the overall project. Some general contracting companies have in-house capacity to complete portions of the construction work; for example, we have a staff of carpenters who handle all carpentry-related tasks for our projects. Other GCs are purely project managers and subcontract all aspects of construction to other companies.
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At its core, a general contractor is a professional responsible for overseeing and managing a construction project from start to finish. Here’s a detailed look at the role and responsibilities of a general contractor.

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1. Project Management:

• Overseeing the entire construction process, including scheduling, budgeting, and quality control.
• Coordinating between various trades and subcontractors (e.g., electricians, plumbers and carpenters).
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2. Hiring Subcontractors

• Selecting, hiring, and managing subcontractors for specific tasks.
• Ensuring that subcontractors are licensed and insured.
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3. Permits and Regulations

• Obtaining necessary building permits and ensuring compliance with local building codes and regulations.
• Navigating zoning laws and environmental regulations.
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4. Budget Management

• Estimating project costs and managing the budget throughout the construction process.
• Handling payments to subcontractors and suppliers.
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5. Communication

• Acting as the main point of contact between the homeowner and the construction team.
• Providing regular updates to clients on project progress and addressing any concerns.
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6. Problem Solving

• Addressing unexpected issues during construction, such as delays, design changes, or material shortages.
• Finding solutions to keep the project on track.
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7. Quality Control

• Ensuring the work meets the required standards and specifications.
• Conducting inspections and coordinating with inspectors as necessary.
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The main value a general contractor brings to a project is ensuring it is well managed and as stress-free as possible for the homeowner. General contractors are professional project managers, and while the cost of working with a GC may initially seem more expensive than hiring individual trades, their expertise in managing timelines and budgets can make the upfront investment worthwhile in the end.
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If you think that a GC is the right fit for your project, check out our other articles about things to consider when selecting a GC for your project.

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Should I Use a Design Firm or a Design and Build General Contractor?

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Deciding between a design firm and a design and build general contractor for your home renovation project depends on the scope of your project, your preferences, and how involved you want to be in managing different phases.

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A design firm specializes in creating a custom design solution, focusing on the layout, aesthetics, and overall vision for the space. If you already have a contractor or plan to hire one separately, a design firm can work with you to develop detailed plans and blueprints, which can then be executed by your chosen construction team. This option allows you to work with experts solely dedicated to design, giving you greater flexibility to choose contractors for the build phase.

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On the other hand, a design and build general contractor offers an all-in-one service, handling both the design and construction aspects of your project. This integrated approach ensures that the design is practical and feasible from the start, as the same team is responsible for executing the project. With this option, you avoid the need to coordinate between separate design and construction teams, which can save time, streamline communication, and prevent potential misalignment (also known as, finger pointing). Additionally, design and build firms tend to provide more accurate cost estimates upfront, as the entire process is managed under one roof.

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Ultimately, the choice depends on your needs. If you have a unique design vision that requires specialized attention, a design firm might be the best option. However, if you want a more seamless process and value convenience, a design and build general contractor can provide a comprehensive solution from start to finish.  

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It should also be noted that most design and build GCs are happy to work with external designers. For example, at Eagleview Construction, we proudly work with a number of external designers, and are always excited to work with new ones, where we often complement their services when necessary. We often complete the construction and permit drawings for projects where we are working with an interior design company, or we assist with interior design and finishes selection for some of the architects we work with.

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Above all, anyone looking to undertake a renovation project more complex than the smaller, repair-type projects mentioned above should understand how critical design is to ensuring the success of the project. For more information about things to consider regarding design and home renovations, check out our content on that topic.
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Conclusion:
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In this article, we’ve tried to answer the question of “Who should I call?” when considering a renovation project. To do this, we reviewed the most common types of companies in the home renovation space and provided insight into what they do and when they are likely the best fit for your project.

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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