Legal second suites, built to pass inspection
YAREX designs and builds legal basement apartments across Toronto and the GTA from our Etobicoke shop. The clients are usually one of two people: a homeowner adding rental income to carry the mortgage, or a family creating a suite for parents or adult kids. Either way, “legal” is the whole point — a suite that passes City of Toronto inspection, satisfies your insurer, and holds up when you sell.
How the work runs
We start with a feasibility check at the free estimate: ceiling height (about 6’5” / 1.95 m minimum in existing houses), window sizes for egress, entrance options, and panel capacity. Then come permit drawings and the second-suite building permit application. Toronto zoning now allows second suites in most neighbourhoods, so approval is usually a code question, not a zoning fight.
Construction runs ten to sixteen weeks: fire-rated separation between units, egress windows or a separate entrance, sound insulation, a full kitchen and bathroom, separate laundry, interconnected smoke and CO alarms, and HVAC that serves both units properly. ESA inspects the electrical. The City inspects framing, plumbing, insulation and final. We book every inspection and close the permit — an open permit is a resale problem we refuse to leave behind.
What it costs
Legal basement apartments run $80,000 to $150,000 in 2026. The big variables: whether the basement needs underpinning for height (add $50,000+), whether an entrance must be cut and excavated (add $15,000–$30,000), electrical service upgrades, and finish level. A bungalow with good height and an existing side door lands near the bottom of the range. Every quote is fixed-price and itemized, plus HST. At current Toronto rents, most suites pay for themselves within a decade.
Why YAREX
Licensed and insured, with renovation and restoration under one roof — we build below-grade spaces that stay dry because we spend our restoration hours in ones that did not. The Clean Worksite Promise protects the occupied floors above throughout the build. Estimates are free. Call (416) 358-2059 or visit 6 Hagersville Ct, Etobicoke.
Legal Basement Apartment — questions
01How much does a legal basement apartment cost in Toronto?
Budget $80,000 to $150,000 in 2026 for a fully legal second suite. That covers permit drawings, fire separation, egress, a kitchen, a bathroom, separate laundry, and finishes. Underpinning for ceiling height, a new side-door entrance cut, or a panel upgrade push toward the top. At Toronto rents, most suites recover the investment in six to ten years, before factoring resale value.
02What makes a basement apartment legal in Toronto?
A building permit and compliance with the Ontario Building Code and Fire Code: minimum ceiling height around 6'5" (1.95 m) in existing houses, a second means of egress or properly sized egress windows, fire-rated separation between units, interconnected smoke alarms, and adequate ventilation. Zoning now permits second suites across most of Toronto, but the suite must pass inspection to be legal.
03Can I convert my existing finished basement into a legal apartment?
Sometimes, but rarely without rework. Most finished basements lack fire separation, egress-sized windows, and proper kitchen rough-ins. We assess what survives, often the bathroom and flooring, and quote the gap to full compliance. Starting from an unfinished basement is frequently cheaper than fixing a non-compliant conversion.
04How long does it take to build a legal second suite?
Ten to sixteen weeks of construction, plus four to eight weeks up front for drawings and City of Toronto permit review. Projects needing underpinning or a new entrance excavation run longer. Multiple inspections happen along the way — framing, plumbing, electrical (ESA), insulation, and final occupancy.
05Is HST charged on a basement apartment build?
Yes, 13% HST applies to the contract. If the suite will be a long-term rental, ask your accountant about the GST/HST New Residential Rental Property Rebate — some owners recover a portion. We provide itemized invoices that make the paperwork straightforward.
