By Dmitry Perstin, Owner, Bedrock Basements
To get an accurate basement renovation quote in Ontario, have the contractor come to your home, look at the basement and measure it, then give you a written estimate that lists each part of the job with its own price. An itemized quote shows you what you’re paying for and lets you compare one contractor against another. A single number given over the phone doesn’t show what’s included, so you can’t compare it with anything.
I’ve worked in basement renovation since 2009 and founded Bedrock Basements in 2021. I do every one of our estimates myself.
Why a contractor needs to see your basement before quoting
Ontario’s consumer guidance says to never accept an estimate over the phone or without the contractor inspecting the area. That advice matters even more for a basement, because most of the price depends on things you can only see in person.
During an estimate visit, a contractor should be looking at:
- The size and shape of the space, and the height of the ceiling
- Where the existing drains and water lines are, and whether a new bathroom or bar needs new drains
- The electrical panel, and whether it has room for the new circuits
- Ducts, beams, posts and pipes that will need to be boxed in or worked around
- The windows: how many there are, how big they are and where they sit
- Any signs of water on the floor or walls
- In a basement that’s already finished, how old the drywall and flooring are, because an older finished basement can hide problems that only show up during demolition
A contractor who skips this has to guess. A guess either comes in high to protect the contractor, or comes in low and grows once the work starts.
What happens during a basement renovation estimate
At Bedrock, I do the estimate at your home, and the written version follows by email.
- I visit your home. We go down to the basement together and talk about how you want to use the space.
- I measure. I take the measurements during the same visit, because the quote is built from them.
- I give you a ballpark on the spot. That rough price tells you early whether the project fits your budget.
- I email you a fully itemized estimate. After the visit, you get a written estimate that lists every part of the job, with no hidden fees.
The written estimate is the number to compare against other quotes, because it prices each part of the job separately. If you go ahead and sign the contract, the next step is a 3D design of your new basement, so you can see what the finished space will look like before we build it.
What an itemized basement estimate should include
Ontario’s consumer guidance says a written estimate should describe the work and list each product and service with its own price. For a basement, that usually means a line, or a small group of lines, for each of these:
| Line item | What it should tell you |
|---|---|
| Demolition and disposal | What’s being removed in a finished basement, and that hauling it away is included |
| Framing | Which walls and closets are being built, and the boxes built around ducts and pipes in the ceiling |
| Insulation | Which walls are being insulated, and with what |
| Electrical | How many pot lights, outlets and switches, any new circuits or panel upgrade, and the electrical permit, which is separate from the building permit |
| Plumbing | Which fixtures are being added, and the drains and supply lines for them |
| Heating and cooling | The ducts and vents that bring heat and air conditioning into the new rooms |
| Drywall and taping | Which walls and ceilings are being drywalled, taped and sanded |
| Flooring | The type of flooring and the area it covers |
| Doors and trim | How many doors, and the baseboard and the trim around doors and windows |
| Fixtures and finishes | Each fixture, vanity, cabinet or bar item, or a set amount (an allowance) for the ones you haven’t picked yet |
| Paint | Walls, ceilings and trim |
| Permits and drawings | Who gets the building permit, who prepares the drawings the permit application needs, and whether those costs are in this quote |
| Cleanup | Who cleans up during the job and at the end |
| HST | Whether tax is included in the total |
Check that every part of your job is on the estimate somewhere. Anything that isn’t listed can show up later as an extra charge.
How permits, drawings and engineering show up in an Ontario quote
Permits are required for basement work, so your quote should say whether the permit fee and the drawings are included, and who pays for each. In Newmarket, for example, finishing a basement is on the Town’s list of projects that need a building permit. Under Ontario’s consumer guidance, getting the permit is the homeowner’s job. If your contractor is going to get the permit for you, make sure the contract says so.
The permit application needs drawings of the finished basement. Newmarket recommends having a qualified designer, such as an architect or an engineer, prepare them. Electrical work needs its own permit, separate from the building permit. The licensed electrical contractor doing the work files that permit. When you get an estimate from that electrician, the Electrical Safety Authority says it should be listed on their estimate.
Each town sets its own permit fee. In Aurora, for example, the fee for a renovation is based on floor area, so the larger the area you’re finishing, the higher the fee.
On our jobs, a licensed engineer prepares the drawings and submits the permit application for you. You pay the engineer directly, which keeps the engineering cost separate from our quote so you can see exactly what it is. You also pay the permit fee to the town directly. Engineers and contractors don’t include it in their contracts, because the same permit can cost very different amounts from one municipality to the next. A basement apartment adds one step to the estimate: I prefer to have the permit approved before I finalize the quote. The code requirements for a basement apartment can change what work the job needs and what it costs. Waiting until the drawings are approved means the price I give you covers that work. Our guide to getting a permit to finish a basement in Ontario goes through the permit itself in more detail.
What allowances are, and why they matter
An allowance is a lump sum in the contract price for items the homeowner selects, as the Canadian Home Builders’ Association defines it. You’ll see allowances for things you haven’t chosen yet, such as a vanity, tile or light fixtures. If you pick something that costs more than the allowance, you usually pay the difference.
Allowances are normal, and they let you get a quote before you’ve made every choice. Check that each one is realistic for the finishes you want. A quote with low allowances can look cheaper than another quote, and then cost more once you pick the tile and fixtures you actually want.
What protects you if the final bill comes in higher
Ontario law and the province’s consumer guidance give you real protection on a renovation, but most of it depends on the paperwork.
- Put the estimate in the contract. If the estimate is part of your contract, the final price can’t be more than 10% over the estimate unless you agreed to new work or a new price.
- Get the contract in writing. Any home renovation contract worth more than $50 has to be in writing. If something isn’t written in your contract, you may not get it.
- Write up every change. If the work or the price changes during the job, write the change down and have both of you sign it.
- Keep the deposit small. The province recommends a deposit of no more than 10%, and never paying the full amount before the work is done.
On our jobs, the final payment is due only after the basement is complete and we’ve done the final walkthrough together.
Warning signs of a vague or lump-sum quote
- One price for the whole basement, with no breakdown
- A quote given over the phone or by text, without anyone seeing the basement
- No mention of permits, or a contractor who says no permit is needed
- Words like “standard finish” or “as discussed” where quantities and materials should be
- Allowances that look too low for the finishes you described
- Electrical work with no mention of the electrical permit
- Pressure to sign right away to get a special price
- A request for a large deposit before any work starts
- No written contract
Will the price change once work starts?
Whether the price changes once work starts often depends on whether your basement is already finished. In an unfinished basement, most of what affects the price is visible during the estimate. You can see the foundation walls, the pipes and the wiring, so there’s much less room for surprises.
An older basement that’s already finished is different. Taking down the old drywall can uncover wiring that isn’t up to current code. Taking up the old flooring can show that the floor underneath isn’t level. A good quote warns you that older finishes can hide problems like these. It also says how the contractor will price any extra work that demolition uncovers, so that work is written up as a change you both sign before it’s done.
How to compare basement renovation quotes fairly
A fair comparison looks at what each quote covers as well as what it costs.
- Line them up by item. Put the quotes side by side and check that each one covers the same work.
- Look for what’s missing. A quote that leaves out the permit, the drawings or the cleanup can look lower, but you’ll still have to pay for those separately.
- Compare the allowances. Make sure each quote allows a similar amount for the same fixtures and finishes.
- Ask who you’ll deal with. Find out whether the person quoting the job is the person who will run it.
- Get answers in writing. If a line is unclear, ask the contractor to explain it in writing.
If you’re also deciding who to hire, our guide on how to choose a basement renovation contractor in Ontario covers licences, insurance and references.
Basement renovation quote questions
How many quotes should I get for a basement renovation in Ontario?
For a basement renovation in Ontario, get at least three written estimates from different contractors, as Ontario’s consumer guidance recommends. With three itemized quotes side by side, you can see which prices are unusually high or low.
Is HST included in a basement renovation quote?
Check each basement renovation quote to see whether its total includes HST before you compare them. Ontario’s HST rate is 13%, so a total shown before tax will look lower than the same total with tax added.
Is a basement renovation estimate free?
At Bedrock, the estimate is free, and that includes the on-site visit. If you’re getting quotes from other contractors, ask upfront whether they charge for an estimate.
Get an itemized quote for your basement
If you’re in Newmarket, Aurora or elsewhere in York Region and you want a quote you can compare line by line, book a free on-site estimate. I’ll come to your home with a tape measure, look at the basement with you and email you a fully itemized estimate afterward.