Etobicoke is full of homes with great bones and tired interiors. Three- and four-bedroom houses built in the 1950s and 60s on quiet streets in Alderwood, Mimico, and Sunnylea were designed for a different era — closed-off kitchens, single bathrooms, low-ceiling basements, and limited natural light. A whole-home renovation lets owners keep the location, the lot, and the foundation while transforming everything inside.
For families who love their neighbourhood but have outgrown their layout, a full renovation is almost always more practical than moving. Toronto’s land transfer tax, real estate commissions, and current market prices make it expensive to relocate — and a comprehensive renovation puts that same money directly into the home you already own.
What a Whole-Home Renovation Actually Covers
Unlike a single-room project, a full renovation touches every system in the house. Done properly, the work follows a logical sequence that keeps the project moving without rework. A typical scope includes:
- Structural changes (removing walls, adding beams, opening up layouts)
- Full electrical service upgrade, often from 100A to 200A
- Plumbing replacement including new drain stacks and supply lines
- HVAC modernization with new ductwork, furnace, or heat pump
- Insulation, drywall, flooring, and finish carpentry throughout
- New kitchen, all bathrooms, and often a basement build-out
The City of Toronto requires permits for almost all of this work. Owners can check requirements directly through the city’s building services portal before committing to a scope.
Why Etobicoke Homes Need a Specific Approach
The neighbourhoods south of the Gardiner — New Toronto, Long Branch, Mimico — have a high concentration of older small-lot homes where adding square footage means working with strict zoning bylaws. Properties closer to the lake also have to factor in conservation authority guidelines if they’re near floodplain areas. Up north toward Islington and Kingsway, lots are larger but heritage character can play into design decisions.
A renovation team that’s worked across these areas knows what’s likely to be hiding behind the walls. Galvanized supply pipes, undersized panels, and asbestos-containing materials in original tile or insulation are all common in homes built before 1980. Planning for these realities upfront prevents the budget shocks that derail many projects.
How the Process Works at Lions Den
We use a design-build approach, which means design, engineering, permits, and construction all run through one team. This avoids the common breakdown where a designer hands off drawings to a contractor who then redlines them for cost, sending the homeowner back to square one.
Our process moves through these phases:
- Initial site visit and feasibility discussion
- Concept design with floor plans and 3D renderings
- Detailed construction drawings and fixed-cost proposal
- Permit applications and engineering reviews
- Construction with weekly homeowner updates
- Final inspections, deficiency walkthrough, and warranty handover
For homeowners weighing whether to renovate or list the property, our article on renovating homes before selling in Etobicoke covers the resale math in detail. If you’re earlier in the planning stage, the what to expect during a full home renovation guide walks through realistic timelines.
Living Through a Renovation
A full gut renovation typically requires the family to move out for three to six months. Some clients rent locally so they can stay in their kids’ school zone; others use the project as an excuse for an extended stay with family or a working trip. A phased renovation — completing the upper floor, moving back in, then doing the basement — is occasionally possible but adds time and cost.
A few practical decisions help the project run smoother:
- Storage for furniture and personal items, either onsite in a sealed area or offsite
- Clear written agreements on change orders and how mid-project adjustments are priced
- Weekly check-ins, even brief ones, to stay aligned on selections and progress
Getting Started
We work with Etobicoke homeowners on full renovations ranging from modest 1,500 sq ft bungalows to large detached homes near the lake. Every project starts with a free consultation where we assess feasibility and rough budget. You can see related work on our custom home building page or explore our residential exterior design services if your renovation includes facade work.
Call (416) 893-8318 or stop by our office at 300 New Toronto St unit 37 to discuss your project.
