A good renovation starts long before demolition. The decisions you make in the first few weeks, about scope, permits, contracts and budget, shape how the whole project goes.
1. Define what you want to achieve
Start with how you want to use the space, not with finishes. A clear list of must-haves and nice-to-haves makes quotes easier to compare and keeps the budget focused on what matters to you.
2. Find out whether you need a permit
In Ontario, building permits are issued by your local municipality. As a rule, work that affects structure, plumbing, heating, exits or the number of units in a home needs a permit, while cosmetic work does not. In Toronto, for example, a permit is needed for decks more than 60 cm above the ground, for adding or removing walls, for new or enlarged windows and doors, and for basement work that adds plumbing, a new entrance or a second unit. Replacing roofing, cabinets or same-size windows usually does not need one.
Work done without a required permit can cause problems when you sell, insure or refinance your home, so confirm before you start.
3. Use licensed trades for regulated work
- Electrical work should be done by a licensed electrical contractor, with an Electrical Safety Authority permit and inspection.
- Gas lines and appliances must be installed by TSSA-registered contractors and certified gas technicians.
- Plumbing should be done by licensed plumbers, under permit where required.
Ask your contractor who will do this work and how it will be inspected.
4. Get a written contract
A clear written contract protects you and your contractor. It should set out the scope of work, the price, the payment schedule, start and completion dates, who obtains permits, how changes are priced and approved, and the warranty. Ontario's consumer protection law also sets requirements for what many home renovation agreements must contain.
5. Understand holdback
Ontario's Construction Act applies to home renovations as well as commercial projects. Owners are generally required to keep back 10% of each payment as a holdback until the period for trades to register liens has passed. Ask a lawyer how this applies to your project, and agree on the holdback process with your contractor up front.
6. Budget for the unexpected
Older homes in particular can hide outdated wiring, old plumbing, rot or asbestos. A contingency of 10 to 20 per cent is common for renovations of older homes. A contractor who investigates before pricing can reduce surprises, but not eliminate them.
7. Plan how you will live during the work
Think about dust, noise, access and the rooms you will lose for a while, especially kitchens and bathrooms. A good contractor protects your home, cleans up every day and tells you in advance when water or power will be off.
This article is general information, not legal or professional advice. Requirements change, so confirm details with the relevant authority or your advisors.
