Basement · additional dwelling unit
The existing bar and rec room come out and the basement is rebuilt as a self-contained unit — kitchen with living and dining, three bedrooms with closets, and two bathrooms. The primary bedroom gets its own ensuite; the other two share. Laundry sits in the kitchen. Every line below is priced on its own, so you can see exactly what makes up the figure.
Demolition & disposal
Taking out the existing bar and rec room and clearing the basement back for the new layout, including removal and disposal of everything stripped out.
Disposal bins$1,000 each — charged as per actual
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We assume one bin will be required for this strip-out. Bins are charged as per actual.
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Windows
Five new windows in total — three of them in enlarged openings and two at the existing size — so the bedrooms meet the window area the Building Code requires. The price covers the windows themselves, cutting the enlarged openings in the concrete foundation wall, installation and caulking, with the openings framed and made good.
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Electrical
All new wiring for the basement unit:
- General receptacles to ESA code, switches and outlets throughout
- Dedicated circuits for fridge, countertop and stove
- 20 Philips pot lights
- Four smoke / CO detector rough-ins to the Ontario Building Code
- Laundry circuit for the washer and dryer
- GFCI circuits to both bathrooms, with exhaust fans and vanity mirrors
- Panel connection and breaker allocation
- ESA permit and inspection coordination
- Main-floor laundry point and main-floor smoke alarm
The split to two meters and two panels is priced separately under additional works.
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Meter & panel split
Dual metering and relocation — two 100 amp Siemens panels, breakers, and a dual-gang meterbase with all required material, including ESA permit and hydro coordination. One meter and panel for the basement unit, one for the main floor.
Leave this out and the whole house stays on one meter and one panel, and $3,200 comes off the price.
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Plumbing
New supply and drainage for the two bathrooms, the kitchen and the laundry — all materials, installation and labour.
The furnace room currently has two water heaters. Whether one is retained, replaced or removed is charged at actual cost once that is settled — it is not carried in the price above.
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HVAC
Extending heating and ventilation into the new unit — ductwork alterations, supply and return, and bathroom and kitchen exhaust.
Charged as per actual. One extension runs between $500 and $2,000 depending on the run — $2,000 is the high side and what we quoted; it could be as low as $500 to $600. Switch it on to carry the $2,000 high side in the total.
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Partitions, drywall & paint
Framing the new layout, then boarding, taping and finishing 3,200 sq ft of walls and 1,000 sq ft of ceiling — 4,200 sq ft in all — with primer and paint throughout. The ceiling and the separating walls are built as the drawings require: Type-X board on resilient channel, not ordinary board.
How the $3.20 per sq ft is made up: Type-X board $0.80 · other material $0.20 · install $0.50 · paint labour $1.00 · paint material $0.50 · resilient channel $0.20. 4,200 sq ft × $3.20 = $13,440.
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Bathrooms Two
The ensuite off the primary bedroom and the bathroom shared by the other two, at $6,000 each. Waterproofing to the shower and high-splash areas, shower and floor tiling, and the vanity, cupboard and fittings — in both.
One or the other — your choice, same price. Each bathroom includes either a standard shower or a standard bathing tub with a curtain rod — whichever you prefer, at no change to the price. Having both a shower and a tub in the same bathroom, a freestanding tub, or anything above standard is additional and charged at actual cost.
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Kitchen
Kitchen for the unit — cabinetry, countertop, sink and tapware, backsplash and installation, with the laundry point built in. Appliances are supplied by you.
Countertop. A standard countertop is included at this price. Quartz and natural stone are not — if you choose one, it is charged at the actual cost of the slab you select.
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Interior doors
Five interior wooden doors and one 20-minute fire-rated door with a self-closer to the furnace room (D4 on the drawings), hung and finished. The unit uses the existing entrance door — no new exterior door is needed.
Wooden doors are $100 each, and $150 each to hang complete with trim and casing, material included. The rated furnace-room door is $1,000 and $300 to hang. Six doors in all.
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Flooring
Vinyl flooring throughout the unit — supplied and installed, including levelling and preparing the base, underlay, transitions and trim.
Engineered wood, herringbone or tile can be used instead. Tell us which you would like and we will price the difference against the vinyl allowance above — the labour is the same, the material is not.
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Project
Project management & general conditions
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Payment terms
10% advance before work begins. Each package is then paid against events:
- Supplied items (windows, doors, HVAC) — 50% on order, 30% on delivery to site, 20% on installation complete.
- Fitted packages (bathrooms, kitchen) — 50% on order, 30% on delivery, 20% on installation.
- Trade work (electrical, plumbing, drywall) — 50% at start, 20% on delivery of materials to site, 20% on rough-in, 10% on substantial completion.
HST is added to each payment. A payment schedule with the figures against each trigger forms part of the contract.
Everyone on your site is covered
Every trade that sets foot on this project carries WSIB coverage and their own liability insurance. We check both before a trade starts, and again if their cover lapses mid-job — no exceptions, and no one works uninsured on your property.
GSP Builder Inc. carries $3,000,000 commercial general liability insurance and $1,000,000 professional liability, is WSIB registered, and is a licensed Ontario builder, HCRA #B64606.
Certificates for GSP and for every trade are available on request, and are filed to your project so you can see them at any time.