--- title: "Addition and Renovation Costs in 2026" url: "https://www.jarviscontracting.ca/pricing" description: "What additions, second storeys, basements, kitchens and bathrooms cost with us in the GTA in 2026: our price ranges, and what moves the number." publisher: "Jarvis Contracting" --- # What additions and renovations cost in 2026 Our 2026 ranges for each kind of work we do, with what moves the number. They're ranges, not your quote: we price your job after a site visit, and the first estimate is free. ## How we price a job We don't price from a chart. James sees the house and gives you a rough estimate on the spot, then a detailed proposal: the whole project is priced, and the contract signed, before any design work begins. Our contracts are fixed price. If a design selection or finish changes the price, the change goes through a change order you sign. Our guide to [fixed price and cost-plus](https://www.jarviscontracting.ca/guides/fixed-price-vs-cost-plus) explains the two ways contractors charge. ## What the ranges leave out Unless a row says otherwise, every range here is before 13% HST. Our drawing prices are the drawings alone: permit fees, HVAC engineering, truss design, a committee of adjustment application and anything unforeseen are extra. Whoever you ask, check what their number includes. ## What Ontario law says about estimates A renovation over $50 needs a written contract, and the final price can't exceed the estimate by more than 10% unless you agree to changes ([ontario.ca](https://www.ontario.ca/page/your-rights-when-starting-home-renovations-or-repairs)). ## Home additions | Work | Range (CAD) | Basis | Source | |---|---|---|---| | Home addition, any type | 350 to 600 per sq ft | GTA, 2026. Before 13% HST. | Our 2026 price | | Single-storey rear addition, 300 to 700 sq ft | 180000 to 450000 | GTA, 2026. Before 13% HST. | Our 2026 price | | Bump-out, 100 to 300 sq ft | 60000 to 180000 | GTA, 2026. Before 13% HST. | Our 2026 price | What moves the number: - The foundation: full basement, crawlspace or slab - How much of the existing house opens up to join the new space - The roof: new rafters meeting the old roof - Engineering, drawings and the permit - Finish level inside - 13% HST, which these ranges leave out ## Second-storey additions | Work | Range (CAD) | Basis | Source | |---|---|---|---| | Second-storey addition, 600 to 1,200 sq ft | 300000 to 800000 | GTA, 2026. The new floor; a kitchen or bathrooms below add to it. Before 13% HST. | Our 2026 price | What moves the number: - Whether the foundation and walls can carry the new floor, or need reinforcing - A full storey or a partial one - Whether the main floor is redone at the same time - The roof design and how it meets what's left - Engineering, drawings and the permit - Finish level, and 13% HST on top ## Basement renovations | Work | Range (CAD) | Basis | Source | |---|---|---|---| | Full legal basement apartment | 80000 to 180000 | 2026. Before 13% HST. | Our 2026 price | | Basement bathroom | 25000 to 50000 | 2026; the top end when new plumbing goes under the slab. Before 13% HST. | Our 2026 price | | Basement finishing | 55 to 90 per sq ft | 2026, by finish level. Before 13% HST. | Our 2026 price | | Legalising an already-finished basement | 45000 to 95000 | 2026. Before 13% HST. | Our 2026 price | | Separate side-door entrance | 18000 to 28000 | 2026. Before 13% HST. | Our 2026 price | | Underpinning the full perimeter | 60000 to 120000 | 2026, when the ceiling is too low. Before 13% HST. | Our 2026 price | What moves the number: - Ceiling height, and whether the floor has to be lowered or underpinned - A second unit or not: fire separation, a second exit, a kitchen - A separate entrance or a walkout - Bathrooms and how far the plumbing runs - Moisture or water damage found when the walls open - Finish level, and 13% HST on top ## Whole-home renovations No single range: every job is priced after a site visit. What moves the number: - How much of the house changes - Load-bearing walls, and the beams that replace them - What's behind the walls: asbestos, knob-and-tube wiring, water damage - Hiding pipes and ducts without bulkheads - Finish level, and 13% HST on top ## Kitchen renovations | Work | Range (CAD) | Basis | Source | |---|---|---|---| | Kitchen renovation, mid-range | 40000 to 75000 | 2026. Before 13% HST. | Our 2026 price | | Kitchen renovation, premium | 85000 to 150000 | 2026. Before 13% HST. | Our 2026 price | What moves the number: - Moving the sink, the range or a wall - Cabinets: stock, semi-custom or custom - Counters and stone - Appliances - Structural work when walls come out - 13% HST on top ## Bathroom renovations | Work | Range (CAD) | Basis | Source | |---|---|---|---| | Basement bathroom | 25000 to 50000 | 2026; the top end when new plumbing goes under the slab. Before 13% HST. | Our 2026 price | What moves the number: - Moving the toilet, shower or drain - Tile: size, pattern and how much of the room it covers - Vanity, glass and fixtures - Water damage under the old floor - 13% HST on top ## Architectural design and permit drawings | Work | Range (CAD) | Basis | Source | |---|---|---|---| | Permit drawings for an addition | 6000 to 12000 | 2026. Drawings only: permit fees, HVAC engineering, truss design, committee of adjustment applications and anything unforeseen are extra. Before 13% HST. | Our 2026 price | | Permit drawings for a basement apartment | 4000 to 8000 | 2026. Drawings only: permit fees, HVAC engineering, truss design, committee of adjustment applications and anything unforeseen are extra. Before 13% HST. | Our 2026 price | | Permit drawings for a garden suite | 5000 to 15000 | 2026. Drawings only: permit fees, HVAC engineering, truss design, committee of adjustment applications and anything unforeseen are extra. Before 13% HST. | Our 2026 price | What moves the number: - Size and complexity - Structural engineering - A minor variance application - How many design revisions ## Design-build No single range: every job is priced after a site visit. What moves the number: - The scope you choose - The finishes you pick with the designer - Structural work - 13% HST on top ## Where there's no range Whole-home renovations and design-build projects vary too much for one range, so we don't print one. They're priced after James sees the house. The service pages list what drives each one. ## Sources 1. [ontario.ca](https://www.ontario.ca/page/your-rights-when-starting-home-renovations-or-repairs)