It started as a simple home renovation: replacing the floors, updating the kitchen, and freshening up the bathrooms. But as the contractors began their work, they uncovered layers of history and unexpected costs. The subfloor was uneven from decades of settling. The original plumbing was made of galvanized steel, clogged with rust. The insulation? Non-existent.
Toronto homeowners are sometimes surprised to learn that renovating an older home is not the same as updating a newer build. The materials, construction methods, and mechanical systems used in pre-1930s homes require a different level of expertise and a different budget. If you’re considering a whole-home renovation, the key to success is planning for what you see while preparing for what’s hidden beneath the surface.
Of course, every home and home project has a unique size and scope, so the best way to receive an accurate quote tailored to your particular project is to contact your home renovation partner. If you prefer to do some preliminary research to prep your pocketbook, however, this article is for you.
The following Toronto home renovation cost averages are meant to be used as a guide and reflect current market trends at the time of publication.
Average Costs Per Square Foot: Whole Home Renovations and Additions
The size and extent of home improvement projects can vary greatly, but let’s start with some preliminary numbers for whole-home renovations and additions. We have gathered these numbers based on our own renovation projects for homes in Toronto’s finer neighbourhoods.
The average cost per square foot for whole-home renovations and additions ranges between $250 and $500. So, if you’re renovating a small home space or adding 2,000 square feet, your total renovation cost would be approximately $700,000 to $1,000,000. If you’re renovating a larger home space of 5,500 square feet, your renovation cost would be between $1,925,000 and $2,750,000. Why is this cost range so large? Below, we’ll discuss the factors that influence pricing in depth.
See our full renovation pricing guide for even more in-depth information about home construction costs in our area this year.
Defining a Whole Home Renovation: What Are You Actually Paying For?
Not all renovations have the same scope. A realistic budget for your home renovation depends on what kind of work you have in mind. While some homeowners may think of a renovation as new floors, fresh paint, and updated cabinetry, a full home renovation costs far more, especially for older homes. While these cosmetic upgrades may add the most value at resale, they don't address the comfort and experience of living in a modern home customized with quality materials.
A true whole-home renovation, particularly for Toronto’s heritage homes, often means extensive improvements to multiple systems. It may feel more like building a brand-new home inside your historic home's shell than an update. For this reason, prices for significant renovations may be more in line with custom home costs since this is truly what we're creating.
What Influences Your Cost: Toronto Whole Home Renovations and Additions
Structural Complexity & Ceilings
The structural complexity of your renovation plays a major role in your renovation cost per square foot Toronto estimate.
Vaulted Ceilings & Roofline Alterations
Homes with high or vaulted ceilings, as well as those requiring roofline modifications, add significant costs. Older homes with standard 8- or 9-foot ceilings may need reinforcement if you want to create a more open, spacious feel.
Structural Reinforcement for Older Homes
Heritage homes often require additional foundation reinforcement due to settlement over time. Homes with double-brick construction may also require added steel beams or LVL supports to meet modern engineering requirements.
Underpinning Basements & Foundation Work
Many Toronto homes, especially those built before the 1930s, have low basement ceilings unsuitable for modern living spaces. Underpinning (lowering the basement floor to increase height) is a costly but common part of whole-house renovation cost estimates, adding structural integrity while adding livable space.
Location & Accessibility
Where your home is located in Toronto will impact the home renovation estimates you receive.
Urban vs. Suburban Costs
Renovations in downtown Toronto tend to be more expensive than in suburban areas. Labour, materials, and contractor accessibility all play a role in pricing. Homeowners in The Annex, Rosedale, Forest Hill, or The Beach often deal with tighter lots, which makes construction more challenging and time-consuming.
Restricted Workspaces & Parking Limitations
In Toronto’s core, limited parking and narrow streets can make material delivery and debris removal more difficult, increasing the overall renovation cost. If contractors must secure special permits or use alternative transportation methods, expect those costs to be factored into your home renovation budget.
Historical or Heritage Home Considerations
If your home is historically designated, you may be subject to additional restrictions regarding materials, structural changes, and restoration techniques, which can increase the cost of renovations.
Additions: Location of the Addition and Existing Home Construction
It’s generally true that building out is less expensive than building up. When you build up, you have to demolish your ceilings and alter your roofline, and sometimes, you must also update your foundation to prepare it to bear extra weight. When you build out, you typically only need to alter the ceiling, wall, and foundation structure for the particular area you’re adding on to. (Be aware, however, that in many areas, zoning restrictions must be taken into account.)
The type of construction used for your existing home also impacts the cost of your addition. For example, double-wide brick can be harder to add onto than a wood-framed house, partly for structural reasons and partly because it’s harder to match materials seamlessly.
Extent of Customization & Finishes
The level of customization directly affects renovation costs Toronto homeowners should anticipate.
Luxury Finishes & Custom Millwork
If you opt for bespoke cabinetry, imported stone countertops, or hand-crafted millwork, the cost of renovating a house will rise significantly. Custom elements require specialized craftsmanship, increasing both material and labour expenses.
High-End Fixtures & Appliances
Premium appliances, designer lighting, and smart home automation systems all contribute to home renovation costs. Even a modest kitchen renovation can see costs escalate rapidly when incorporating Sub-Zero refrigerators, La Cornue ranges, or Waterworks fixtures.
Material Selections Matter
Hardwood flooring, natural stone tiles, and solid wood doors cost far more than engineered alternatives. If your home renovation budget is flexible, premium materials elevate the final product, but at a price.
Architectural Complexity
Whether you’re renovating your home or installing an addition, the complexity and uniqueness of the architecture play a role in the cost of your project. Renovations and additions completed in a standard style are less expensive than experimental and complex architecture.
Outdated Electrical, Plumbing & HVAC Systems
Older homes almost always require upgraded mechanical systems, significantly impacting how much renovations cost in Toronto.
Complete Rewiring for Electrical Safety
Homes built before the 1950s often contain knob-and-tube wiring, which must be replaced to meet modern electrical codes. This is a labour-intensive process, especially since walls usually need to be opened up to access wiring.
Replacing Outdated Plumbing Systems
Many older Toronto homes still have galvanized steel or lead plumbing, which can corrode over time and reduce water pressure. Upgrading to modern PEX or copper piping ensures reliability and compliance with plumbing standards.
Lack of Central HVAC Systems
If your home was built before the 1960s, chances are it wasn’t designed with central air conditioning or forced-air heating. Retrofitting ductwork into a home built with radiators or boiler systems is costly but necessary for energy efficiency and modern comfort.
Window & Door Adjustments
Altering windows and doors is another factor in the cost of renovating a house in Toronto.
Modifying Window Openings in Brick Homes
If your renovation involves moving or enlarging window openings in a double-brick house, expect added masonry work. This is time-consuming and costly, as new structural lintels must be installed to support the brickwork.
Replacing Single-Pane Windows
Older homes often have single-pane glass windows that are inefficient by today’s energy standards. High-performance, double- or triple-glazed windows can drastically improve insulation and comfort but come at a premium.
Custom vs. Standard-Sized Doors
Many heritage homes in Toronto feature non-standard door sizes. Custom-sized doors, whether for interior passageways or entryways, will cost more than off-the-shelf options.
Your Renovation Timeline
When we say “timeline,” we’re not speaking of how long the project itself takes to complete. Instead, consider that the longer you wait to tackle your home renovation or addition project, the more the market will likely appreciate. Historically, for the Toronto area, we’ve seen that the market has appreciated for about the last 10 years by approximately 5% to 10% every year. In other words, home renovation prices are unlikely to fall in 2025. If you are planning your home renovation for a year or two into the future, be sure to pad your budget accordingly.
A Toronto Renovation That Matches Your Vision & Investment
SevernWoods Fine Homes specializes in bespoke, high-end renovations that honour Toronto’s architectural heritage while integrating modern luxury and style. Our team understands the complexities of historic home restorations, the craftsmanship required for custom residential construction, and the importance of clear communication and budget transparency.
If you’re ready to transform your home, we’re here to help. Contact us today to discuss your project, explore tailored renovation solutions, and take the first step toward your new dream home.
