Your Home, Elevated – Expand Upward Without Moving

Most families can remain in their homes during portions of the construction process. However, temporary relocation is typically necessary for 3-4 weeks during roof removal and major structural work. We minimize disruption through:

• Creating contained work zones with sealed barriers
• Installing temporary dust walls and air filtration
• Maintaining essential services throughout construction
• Establishing clear work hours (typically 7:30 am-5:00 pm weekdays)
• Regular site cleaning and debris management

Our project managers develop customized plans based on your family’s needs and schedule, ensuring comfort and safety throughout the construction process.

Most second-floor additions in Toronto follow this timeline:

Planning & Approvals: 2-4 months

• Initial consultation and design: 3-4 weeks
• Architectural drawings and engineering: 4-6 weeks
• Permit application and approval: 4-8 weeks

Construction: 4-8 months

• Site preparation and structural reinforcement: 3-4 weeks
• Framing and exterior shell: 4-6 weeks
• Mechanical, electrical, and plumbing: 3-4 weeks
• Interior finishing: 6-10 weeks
• Final inspections: 2 weeks

Total project duration typically ranges from 6-12 months, with seasonal factors and property conditions affecting the timeline.

A second-floor addition offers several advantages over relocating:

Financial benefits:

• Avoid land transfer taxes (which can exceed $100,000 for luxury properties)
• Eliminate real estate commissions (typically 5% of sale price)
• Build equity rather than starting fresh with a new mortgage
• Typically return 70-85% of the cost immediately in increased property value

Lifestyle advantages:

• Remain in your established neighbourhood with schools and amenities you value
• Create exactly the space you need, tailored to your family
• Preserve your valuable yard space (unlike ground-level additions)
• Gain better views and increased natural light with upper-floor living spaces

For Toronto’s premium neighbourhoods, where available housing inventory is limited, additions often provide the only practical way to gain needed space while staying in your desired location.

In Toronto’s current market, a second-floor addition typically ranges from $350-$450 per square foot. For a standard 800-square-foot addition, expect to invest between $280,000-$360,000 total. Key factors affecting your investment include:

• Structural reinforcement requirements ($40,000-$80,000)
• Interior finishing level (standard vs. luxury)
• Mechanical system updates (HVAC, electrical, plumbing)
• Architectural complexity
• Permit and approval fees

For homes in Forest Hill, Rosedale, and Lawrence Park, costs often trend toward the upper range due to premium neighbourhood standards and more complex approval processes.

All vertical additions in Toronto require:

• Building permit from the City of Toronto
• Zoning review to verify compliance with height restrictions
• Structural engineering approval

Depending on your neighbourhood and project, you may also need:

• Committee of Adjustment approval for minor variances
• Heritage permits for designated properties
• Toronto and Region Conservation Authority approval for properties near ravines

As of January 2025, permit applications must comply with the updated Ontario Building Code regulations, which include new energy efficiency standards and structural requirements.