Category: Interior Remodel

Renovating a home, particularly in the Toronto neighbourhoods of East York, Riverdale, Danforth, or Leslieville can vary greatly in duration. We know every home renovation comes with its unique set of challenges and variables, resulting in each project being set to its own schedule. Depending on the existing structure, unexpected discoveries like structural deficiencies, termite damage, asbestos, or changes in plans,  most contractors will build extra margins into their time estimate to account for these events. The result could be a renovation project that lasts between 4 – 6 months. With D2 Build, however, our expertise in these Toronto communities can assess the scope of your project and provide a reliable timeline of half the industry estimate, about 8 weeks for a full main floor gut renovation. We can do this because we have extensive experience working with homes in East York and the core of  Toronto, and have developed  efficient systems for doing the work, while  maintaining high quality throughout the process.

The Preparation Process:

Initial Consultation

The renovation process begins with an initial consultation by phone,  where we engage in a conversation  to thoroughly envision the needs for your project. This critical step ensures that we fully understand your  vision and financial situation. At the end of this initial phone meeting, you  will know what is possible. Next step is to arrange a site visit appointment to have an on-site consultation to observe and discuss your project more thoroughly.

Site Consultation – 3D Design

Our estimator will visit your home to discuss your renovation plans and desired features, such as wall removal, kitchen island placement, and additional closet space. During this meeting, they will utlize advanced design software to accurately measure your space and generate an existing floor plan in both 2D and 3D formats. Furthermore, we can create a proposed floor plan that incorporates your envisioned changes, providing you with a clear visualization of the final outcome.

This process also helps us identify any necessary additional work, such as structural support, plumbing adjustments, and HVAC relocation, ensuring a comprehensive and efficient renovation plan. With this consultation, we will inform you of the exact course of action that will be needed to complete your home renovation, decreasing the event of unexpected rework at extra costs.

Detailed Estimate & Accepted Agreement

After gathering all the necessary information from the site visit, we will compile a detailed estimate for your renovation project. We will then schedule a time to review this estimate with you, ensuring that all your questions and concerns are thoroughly addressed.

When you decide to proceed with the project, we will require a signed agreement and a deposit. This will allow us to formally enter your project into our scheduling system, ensuring that everything is set up for a smooth and timely start to your renovation.

Permits & Design

Most projects will require a building permit. There are some exceptions, and depending on the workload involved, may not be required. Some instances would be if you are not removing any load bearing walls, enlarging window or door openings, relocating plumbing, and installing a new staircase or railings. 

Assuming a Building Permit is necessary,  we enter the design phase, collaborating closely with our network of skilled architectural designers and engineers to develop detailed plans that reflect the client’s aesthetic preferences and functional requirements. Once the design is finalized, we look into all aspects of the renovation to ensure it complies with East York building codes (or other community regulations of Riverdale, Danforth, Leslieville, or Toronto in general) and standards, preventing potential legal issues and project delays down the line.

The building permit process can take 60 – 90 days depending on any changes you make

Project Commencement

Week 1 – Preparation & Main Interior Gutting 

Before the rough work phase begins, thorough preparation is essential to ensure the safety and efficiency of the project. This preparation involves securing the site to prevent unauthorized access and potential hazards, disconnecting utilities such as water, gas, and electricity as required to ensure a safe working environment, and setting up comprehensive safety measures to protect both workers and the surrounding area. Once the site is fully prepped, we proceed with executing the gutting of the main floor interior. This involves the careful and systematic removal of existing structures, fixtures, and finishes, ensuring that the process is both safe and efficient. 

Proper waste disposal is also a critical component. We manage the debris meticulously, adhering to Toronto’s regulations for waste disposal. This commitment to regulatory compliance and environmental responsibility helps maintain a clean and safe site, setting the stage for the next phase of the renovation.

Framing & Structural Finishing – Week 2

Following the interior gutting, we call for an inspection by a structural engineer to ensure the existing framing is sufficient. Sometimes existing floor joists are broken and need to be sisted,  existing stair openings can be inadequately supported etc Once confirmed we  move on framing and structural work. This stage involves making necessary changes to the layout, such as removing or adding walls to achieve the desired open floor plan or room reconfigurations as outlined in the design plan. During this process, we focus on ensuring that all structural modifications are robust and secure. Attention to detail in the foundation and support structures is paramount to prevent any future issues. Once again, any structural adjustments that need to be inspected will occur this week. 

Electrical / Plumbing / HVAC – Week 3

The next phase in the renovation process involves upgrading the home’s essential systems to modern standards. This includes installing new electrical wiring, outlets, and fixtures to ensure the home meets current safety standards and accommodates contemporary technology needs. Any updates to the plumbing systems, including replacing old pipes and fixtures with new, more efficient ones to improve water flow and reduce the risk of leaks or other issues will have our full attention. Removal of a wall may require relocating ducting. The integration of these systems will match the design plan to ensure that the placement and functionality of electrical and plumbing elements enhance the aesthetic and practical aspects of the renovation. Once the installation of these systems is complete, we conduct thorough testing to verify that everything operates correctly and safely. This includes checking electrical circuits for proper function and ensuring that plumbing systems are leak-free and maintain proper pressure. 

Insulation / Vapor Barrier – Week 4

Enhancing the home’s climate control and energy efficiency starts with ensuring the space is adequately sealed and insulated. . This step is crucial for ensuring that the home maintains a comfortable temperature year-round . Particularly for homes in the East York, Riverdale, Leslieville, and Danforth communities, the older style of these is very often solid masonry (double brick) with ¾” strapping on the inside and no insulation, Semi detached homes usually have a 2×4 framed 2nd floor that can be insulated.  Proper insulation not only helps in maintaining the desired indoor temperature but also plays a significant role in reducing energy consumption and lowering utility bills. We also seal openings around windows , doors, vents etc to cut down the drafts, Optionally, we can iimplement soundproofing measures to minimize noise transfer within the home. This involves using specialized materials and techniques to create a quieter, more peaceful living environment, enhancing overall comfort. By focusing on these key areas, we ensure that the renovated main floor is not only aesthetically pleasing but also functional, energy-efficient, and comfortable for you.

Drywall Boarding  – Week 5

We begin with drywall installation, which could involve putting up new drywall panels and preparing them for painting or finishing. This step requires careful attention to detail to ensure that the walls are smooth, seamless, and ready for the final touches. Following the drywall installation, we install metal corner beads to ensure smooth clean edges . When tha is completed, we proceed with taping and plaster. 

Taping and Plaster –  Week 6

With the drywall now in place, you will be able to get a sense of your new space. To finish this transformation, our skilled tapers and plasterers will meticulously apply three coats of plaster material, ensuring each layer is perfectly smooth. After the final coat, they will sand the surface to achieve an impeccable finish, making it ready for painting. This thorough process ensures that your walls are not only structurally sound but also visually flawless, setting the stage for the flooring and cabinet installation.

Flooring / Cabinets/Trim – Week 7 

The installation of flooring typically takes 1-2 days. Once the flooring is laid, it will be protected to prevent any damage during subsequent work. Next, we bring in and install the cabinets. Following the cabinet installation, precise measurements for the countertops can be taken and completed. 

Afterward, the finished trim will add a polished touch to the space. The walls and trim are then painted, ensuring a seamless and cohesive look. Finally, we attend to the cabinet finishes, such as handles and other hardware, to complete the aesthetic and functional aspects of your cabinetry. This sequence of steps ensures a smooth and efficient progression toward the completion of your renovation project.

Final Touches and Inspection – Week 8

As the renovation project nears completion, minor cabinet details like handles will be completed. Once the counter is installed, we will complete the backsplash so your kitchen is ready for electrical and plumbing finishes. Outlets, lighting, and switches will then be added by our electricians to give your kitchen that finished look. 

We then provide a detailed clean-up of the renovated area to prepare it for the final reveal.This involves thoroughly cleaning every surface, removing all dust, debris, and any remaining construction materials to ensure the space is ready for the client’s use. Following the clean-up, we conduct a final inspection, which includes a comprehensive walk-through with the client. During this walk-through, we review all aspects of the renovation, addressing any concerns and making sure that every detail meets the client’s expectations. Our high standards also extend beyond the renovation. D2 Build offers all our clients, not just limited to the Toronto communities we serve. We remain available to address any issues or concerns that might arise once the client begins to use their newly renovated space. This commitment to post-renovation support ensures that any potential problems are swiftly and efficiently resolved, providing the client with peace of mind and ensuring their long-term satisfaction with the renovation.

Achieving a main floor gut renovation in just 8 weeks with D2 Build demonstrates our commitment to efficiency, quality, and client satisfaction. While home renovations in Toronto neighbourhoods like East York, Riverdale, Danforth, or Leslieville often come with their unique challenges and variables, our expertise allows us to streamline the process and deliver exceptional results within a reasonable timeframe. Keep in mind that project timelines can be influenced by multiple factors, including change orders, damaged materials, city inspections, and custom work requests. We will leverage our experience, efficiency, and strong vendor relationships to ensure a smooth and seamless experience for all our clients. With planning, attention to details, and dedication to efficiency without sacrificing excellent quality, D2 Build is your ideal choice to transform your Toronto home into a beautiful, functional space that can be enjoyed for years to come. 

So, you’ve reached a crossroads with your Toronto home. It’s served you well, but now you find yourself in need of more space. This dilemma results in two choices: to stay and renovate your existing home, or leave and relocate to a new home that meets your new requirements. Many homeowners face this decision at some point in time, and there’s no true one-size-fits-all answer. It often comes down to a variety of factors including costs, zoning, and the dynamics of your neighbourhood. There are pros to planning a home renovation, but there are also pros to re-entering the real estate market as a prospective home buyer.  The question of whether renovating or relocating is more sound often comes down to specific factors that you, as a resident of Toronto’s multicultural and bustling metropolitan social fabric, experience on a daily basis. There are, however, aspects that can be taken into consideration to help you make a more confident decision.

Assessing Your Needs:

The first step in determining whether to renovate or relocate is to assess your needs. Where do you need additional space? Is it in the bedrooms, living area, or basement? Each area may present unique challenges and requirements for expansion. Bedrooms, for example, may lack closet space, while the living area may feel cramped due to partition walls. Meanwhile, the basement, a potentially valuable space, might suffer from low ceilings and insufficient lighting.

In Toronto, housing prices are notoriously high. For homeowners finding themselves needing additional space due to growing families or lifestyle changes, the high cost of real estate could make relocating more desirable. Communities near Toronto, like Markham or Pickering, have larger single family dwellings that could be similarly priced to a smaller property in the city proper. Many older homes in Toronto, particularly in neighbourhoods like High Park or Leslieville, were built in an era where closet space was seen as less a priority. These places could also suffer from partition walls, making spaces feel cramped and limited, particularly if these homes were constructed in the 70s or 80s. Modern-built homes being developed in Toronto’s surrounding communities, even in the city boroughs of North York, Etobicoke, or Scarborough, will most likely take into account the space needed for a larger family or generally larger living space.

Yet renovating is still a very desirable solution. D2 Build has a wealth of experience in maximizing Toronto living space for home renovations. Built-in closets can be added or expanded in a wide variety of homes throughout the city, creating the functionality required for more storage or wardrobe space. We have removed partition walls to create an open-concept layout that not only allows for more movement flow but natural light to brighten up the room. Basements in Toronto homes are often underutilized but hold great potential. In neighbourhoods like the Annex or Trinity Bellwoods, renovating a basement can be a cost-effective solution to increase space by raising a ceiling height or adding lightning to transform the basement into a recreational area or home office. 

By carefully assessing where additional space is needed and understanding the unique challenges and opportunities of each area, homeowners in Toronto can make informed decisions about whether to renovate their current property or seek out a new one.

Understanding What Matters Most:

Before diving into the logistics of renovating or relocating, it’s essential to identify what matters most to you and your family. The intricacies of this process requires a thorough examination of various factors that could significantly impact your quality of life. For instance, in a city like Toronto, where neighbourhoods vary greatly in character and amenities, your preferences could lead you in different directions. 

Consider the vibrant and diverse neighbourhood of Kensington Market, known for its eclectic mix of shops, restaurants, and cultural events. For families drawn to a lively urban atmosphere with easy access to local markets and artistic communities, Kensington Market might be an ideal fit. On the other hand, if you prioritize tranquillity and green spaces, areas like High Park or the Beaches might hold greater appeal. High Park boasts extensive walking trails, sports facilities, and even a zoo, making it a haven for outdoor enthusiasts. Meanwhile, the Beaches neighbourhood offers a serene waterfront setting along Lake Ontario, perfect for those seeking a peaceful retreat from the hustle and bustle of city life.

For families with children, the quality of schools can be a deciding factor. Neighbourhoods renowned for their schools and family-friendly amenities could be something that you want to have available and nearby, making the environment more desirable to stay than to sacrifice the community at large for larger personal space.

Ultimately, understanding your priorities, whether it’s proximity to cultural hubs, access to nature, community resources, or quality schooling, will serve as a compass in navigating the complex landscape of renovating or relocating in Toronto’s diverse neighbourhoods.

Exploring Renovation Options:

If you decide to stay and renovate, you’ll need to explore your options thoroughly. Redesigning existing space, adding an addition, or optimizing the basement are all viable solutions. It is also viable to simply look for a new place that can meet your needs right away and relocate without having to go through a home renovation. However, there are elements to relocating that can become costly, stressful, and time consuming if not understood properly. 

For instance, paying commission to a realtor or real estate agent to show your current property. Land transfer taxes, legal fees, and moving costs will add up, bearing both a financial strain and an emotional strain. That’s not to say the choice to renovate is stress-free. Designing to meet your needs and compromising on the existing design can affect both a renovation or a relocation plan. But renovating can lead to a more customizable approach. You can have the freedom to incorporate a studio or a 1-2 storey addition, or even a top-up. Just make sure you are aware of your zoning by-laws.

Understanding Toronto’s zoning by-laws is crucial for real estate and development endeavours. These regulations, governed by municipal and provincial laws, classify areas into zones like residential and commercial, each with specific rules on land use and building parameters. Non-compliance can lead to fines or legal action. Key legislation includes the Ontario Planning Act and the City of Toronto Act. Property owners can find zoning information through the city’s interactive map. Violations incur penalties, stressing the importance of adherence. D2 Build has experts in zoning regulations, and incorporating us in the planning phase of your renovation will give you that much-needed assistance to ensure any renovation you plan will comply with the zoning by-laws in your area. 

The Emotional and Financial Costs:

Renovating your existing home entails both financial and emotional costs. On the financial side, you’ll need to consider construction expenses, permits, and potential unforeseen costs. Additionally, there are the costs associated with selling your home, including real estate commissions, legal fees, and land transfer taxes. It’s essential to weigh these expenses against the potential benefits of renovating versus relocating.

Beyond the financial aspects, there are emotional considerations to take into account. Moving can be a stressful and emotionally taxing experience, particularly if you have strong ties to your current home and neighbourhood. Conversely, staying and renovating allows you to maintain the familiarity and comfort of your existing surroundings. Consider how each option aligns with your long-term goals and lifestyle preferences.

One of the most significant advantages of renovating your current home is the ability to customize it to meet your exact needs and preferences. Whether you’re adding extra bedrooms, expanding the living area, or creating a home entertainment space in the basement, you have full control over the design and layout. This level of customization is hard to replicate when purchasing a new home, where you may need to compromise on certain features.

Ultimately, the decision to renovate or relocate boils down to weighing the pros and cons of each option. Renovating allows you to stay in your current home, avoid the hassle of moving, and create a space tailored to your needs. However, it requires careful planning, significant investment, and a tolerance for disruption. On the other hand, relocating offers a fresh start in a new environment but comes with its own set of challenges, including the financial costs and the uncertainty of finding the perfect home. By assessing your needs, understanding your priorities, and weighing the pros and cons of each option, you can make an informed choice that aligns with your goals and aspirations. Whether you choose to stay and renovate or embark on a new chapter elsewhere, the key is to prioritize what matters most to you and your family.