Finished basements across Etobicoke
Osoba Renos & Design finishes basements, builds basement apartments, and waterproofs below-grade spaces across Etobicoke — from The Kingsway and Humber Bay Shores to Mimico, Royal York Gardens, and Markland Wood. We handle City of Toronto permits, drawings, and inspections as part of the project. See our guide to Etobicoke home renovation permits in 2026 for the full breakdown.
Recent work
Recent Basement Projects
Etobicoke basement renovation cost & timeline (2026)
Four scope tiers from finished living room through full second suite. Add 4–8 weeks for City of Toronto building permit before construction starts.
| Scope tier | Cost range | Timeline | Typical inclusions |
|---|---|---|---|
| Finished rec room / family room | $100–$150/sq. ft. | 3–4 weeks | Framing, insulation, drywall, flooring, baseboards, lighting, paint. Example: 700 sq ft ≈ $70,000–$105,000. |
| Finished basement + 3-piece bathroom | $100–$150/sq. ft. | 4–5 weeks | Full finish plus bathroom with shower, plumbing permit, and ESA electrical. Priced per sq ft at estimate. |
| Second suite / basement apartment | $100–$150/sq. ft. | 6–8 weeks | Egress, fire-rated separation, separate entry, kitchen, smoke/CO alarms. Often lands at the higher end of the range. |
| Waterproofing add-on | +$8,000–$25,000 | +1–2 weeks | Interior perimeter waterproofing, sump pump, weeping tile when documented water incursion exists. Fixed add-on, not per sq ft. |
City of Toronto code rules that shape your Etobicoke basement
Six rules that decide whether a basement gets a permit, becomes a legal bedroom, or qualifies as a second suite.
Minimum finished ceiling height
City of Toronto requires a minimum 1.95 m (6'5") finished ceiling height across at least 50% of the basement floor area for habitable use. Older Etobicoke basements often start below this — we measure during the site visit and price floor-lowering (underpinning or bench-footing) if required.
Egress windows for bedrooms
Any basement bedroom needs an egress window: clear opening at least 0.35 m², minimum 380 mm wide, sill no higher than 1.5 m above the floor. Cutting one into a new opening in concrete typically adds $2,500–$5,000 and 2–3 days.
Fire-rated separation (second suites)
Second-suite basements require a 45-minute or 1-hour fire-rated assembly between the suite and the upper dwelling. Drywall layers, fire-rated doors, and properly sealed penetrations. We build to spec and the City inspects at rough-in and final.
Interconnected smoke + CO alarms
Hard-wired, interconnected smoke alarms on every storey and outside every sleeping area. CO alarms required if there is any fuel-burning appliance (furnace, water heater, fireplace) or attached garage.
ESA electrical permit
Required for any panel change, basement subpanel, or new circuit. ESA inspects at rough-in and final. We include the ESA permit fee in the quote.
Multiplex zoning (Bylaw 89-2023)
Most Etobicoke residential lots now legally allow up to four units per lot — main-floor + basement apartment is the most common configuration. The bylaw removed the rezoning step, but standard building permit and code compliance still apply.
Read our full deep-dive on Etobicoke home renovation permits in 2026 for the complete walk-through.
Make the Right Choice
Why homeowners chooseOsoba RenosOsoba Renos & Design
№1 Home Remodeling Contractor in Toronto & GTA — clear pricing, in-house trades, and a guaranteed timeline.
What we deliver
Basement Renovation Services
Open-Concept Layout
Create a bright, inviting lower level with smart space planning, wall adjustments, and improved flow.
Permit & Code Compliance Support
Support with permit requirements, drawings, inspections, and licensed trade coordination where required.
Flooring Upgrade
Premium installation of luxury vinyl, engineered hardwood, or tile with proper subfloor preparation.
Framing & Drywall
Complete wall construction, drywall installation, taping, plastering, and finishing for a clean living space.
Insulation & Soundproofing
Thermal and acoustic upgrades for a warmer, quieter, and more comfortable basement.
Lighting & Electrical Upgrades
Pot lights, feature lighting, outlets, switches, and modern electrical improvements coordinated with licensed trades.
Basement Kitchens & Bars
Custom basement kitchens, wet bars, and entertainment areas with cabinetry, countertops, backsplashes, and lighting.
Basement Bathrooms
Beautiful basement bathrooms with waterproofing, premium tilework, modern fixtures, ventilation, and refined finishes.
Laundry Room Renovation
Functional laundry spaces with tile, cabinetry, storage, backsplashes, and clean utility upgrades.
Entertainment & Family Rooms
Comfortable basement living spaces designed for movies, games, hosting, and everyday relaxation.
Lifestyle Rooms
Custom spaces for a home gym, office, studio, playroom, guest room, or hobby room.
Storage Solutions
Built-in closets, shelving, mechanical room storage, and smart solutions to maximize basement space.
Interior Painting
Smooth, moisture-resistant painting for walls, ceilings, trims, and doors.
Floor Leveling
Professional leveling and subfloor preparation for a stable, seamless flooring installation.
Microcement
Modern microcement walls, floors, or feature surfaces with a sleek, waterproof, minimalist finish.
Questions answered
Basement Renovation FAQ — Etobicoke
How long does a basement renovation take in Etobicoke?
A full basement renovation in Etobicoke is typically completed in 3–4 weeks, depending on scope, layout changes, and whether a basement bathroom or second-suite kitchen is being added. Our crew follows a structured schedule to keep progress predictable.
Do I need a building permit for a basement renovation in Etobicoke?
Yes — Etobicoke falls under the City of Toronto, so basement finishing requires a City of Toronto building permit, plus electrical (ESA) and plumbing permits when those trades are involved. Ceiling height (typically 6'5" minimum finished), egress windows, and fire-separation rules all apply. We pull all permits and coordinate inspections as part of the renovation.
How much does a basement renovation cost in Etobicoke?
We quote finished basements at $100–$150/sq. ft. because size and scope vary greatly — bathroom additions, second suites, and structural work all affect where you land in that range. We measure on-site and provide a fixed quote tied to your square footage before work begins.
Can I add a second suite (basement apartment) in Etobicoke?
Yes — the City of Toronto permits second suites in most residential zones in Etobicoke, subject to egress, fire-separation, parking, and minimum-size requirements. Multiplex zoning expanded recently, so many Etobicoke lots can now legally support up to four units. We confirm what is allowed for your specific property before quoting.
Which Etobicoke neighbourhoods do you serve?
We work across all of Etobicoke — The Kingsway, Royal York Gardens, Humber Bay Shores, Mimico, New Toronto, Long Branch, Islington Village, Markland Wood, Princess Anne Manor, Richview, Sunnylea, and Eringate. Our crew comes in from our Mississauga shop daily, so commute times are short and material runs stay efficient.
My Etobicoke basement ceiling is under 6'5" — can it still be finished?
Yes, but with caveats. The City of Toronto requires 1.95 m (6'5") clear ceiling across at least 50% of the floor area for habitable use. If your basement is under, the options are: (1) lower the slab via underpinning or bench-footing (adds $20,000–$50,000), (2) finish it as non-habitable space (rec room, storage — not a legal bedroom), or (3) live with the height and skip the permit. We tell you which is realistic during the site visit.
How much does an egress window cost to add?
Cutting an egress window into existing foundation typically runs $2,500–$5,000 per window, depending on whether window-well excavation, drainage, and grade adjustments are needed. Adds 2–3 days to the schedule. Required for any basement bedroom under City of Toronto rules.
Do I need separate HVAC for an Etobicoke basement apartment?
Sometimes. If the existing furnace and ductwork can be balanced to serve both units within Building Code temperature requirements, you can share. If not (older systems, undersized capacity, fire-separation conflicts), the basement gets its own furnace, ductwork, and electrical sub-panel. We model this during the design phase before pulling the permit.
Let’s talk
Contact Osoba Renos & Design
Planning a basement renovation in Etobicoke? Reach out today for a free in-home estimate.
- Phone647-562-4275
- E-mailosobarenos@gmail.com
- Service areaMississauga & the Greater Toronto Area
- Free, no-pressure estimate
- In-house crew · 30+ years experience
- 5-year workmanship warranty
- WSIB & $2M Liability Insurance