Renovation Questions, Answered Plainly

Any work that changes the structure, the plumbing system, the fire separations or the use of a space needs a permit under Ontario’s Building Code Act. That includes finishing a basement with new walls and plumbing, creating a second unit, removing or altering a load-bearing wall, adding a bathroom, building an addition or garden suite, enlarging a window or door opening, and most decks attached to the house or more than 600 mm (24 in) above grade. Electrical work is separate: it needs an Electrical Safety Authority notification, not a building permit. If you are unsure, we check with your municipality’s building division during the site visit.

Cosmetic work that leaves structure, plumbing and fire separations untouched generally needs no building permit. Painting, new flooring, replacing kitchen cabinets and countertops in the same layout, swapping a toilet or vanity on existing connections, re-shingling without structural repairs and replacing windows at the same size are common examples. A detached storage shed up to 15 m² (161 sq ft) with no plumbing is also exempt under the 2024 Building Code, although zoning setbacks still apply. Fences are covered by municipal bylaws rather than the Building Code. Our rule is simple: the moment a pipe moves or a wall comes out, we confirm the permit requirement before we price it.

CarpentryBoys applies for the permit as your authorized agent, and you sign an owner authorization form because the permit is issued for your property. We prepare the drawings or coordinate the designer, fill in the application, pay the fee on your behalf (it appears as a line item in the quote) and answer the plans examiner’s comments. You are copied on the issued permit and the approved drawings. We never start permitted work before the permit is posted on site. If a contractor asks you to pull the permit yourself as the ‘owner-builder’, treat that as a warning sign: it shifts legal responsibility for code compliance onto you.

Ontario’s Building Code sets maximum review periods once an application is complete: 10 business days for a house, 15 for a small building, 20 for a large building and 30 for a complex building, under Division C, Table 1.3.1.3. The clock only starts when every required drawing and form is in, and it pauses if the examiner asks for revisions. In practice, a basement or interior renovation in Hamilton or Peel usually takes 2–6 weeks from submission to permit, including one round of comments. Additions and second units tied to zoning review can take longer. We build that window into your start date.

Unpermitted work becomes your problem on closing: the municipality can issue an order to comply, your insurer may refuse related claims, and a future buyer’s lawyer may flag it. Before you firm up an offer, ask the city’s building division for the property’s permit history and look for open or missing permits. If you already own the home, the usual fix is an ‘as-built’ permit: we document the work, prepare drawings, open walls or ceilings where the inspector needs to see framing, insulation or plumbing, and correct anything that fails. A finished basement typically needs several drywall openings, so budget for patching and painting afterward.

CarpentryBoys books every required inspection through the municipality’s booking system, and the Building Code requires the city to attend within 2 business days of a notice of readiness. A typical basement or bathroom permit includes framing, plumbing rough-in, insulation and vapour barrier, and final inspections; structural work may add footing or beam inspections. You don’t need to be home, but the inspector needs access, so we coordinate timing with you. The Electrical Safety Authority inspects wiring separately under our electrician’s notification. We keep the signed inspection records and give you copies at handover.

No. Under the Building Code Act, construction covered by the permit cannot begin until the permit is issued and posted on site, and starting early can lead to a stop-work order and fines. What we can do while the city reviews the application is everything that isn’t construction: confirm selections, order long-lead items such as cabinets, windows and tile, schedule trades and book the dumpster. That way the first inspection-ready stage is reached quickly once the permit arrives. For projects with demolition only, many municipalities also require a separate demolition permit, which we confirm before quoting.

We do not take a construction deposit. Permit-drawing charges are handled separately and explained before you proceed. Payments for the work are milestone-based and collected once the agreed work for each milestone is completed.

Your written contract sets out the project milestones and the payment associated with each one. We collect each payment after the agreed work for that milestone is completed, rather than charging a construction deposit or collecting payment simply because a date has arrived.

Every change is written and priced before the work happens: our rule is no signature, no change. A change order lists what is being added or removed, the cost difference, any effect on the schedule and how the payment schedule adjusts. You approve it in writing, by signature or email, before the crew proceeds. Changes come from your requests (a different tile, an extra pot light) or from conditions found during the work. Small credits are tracked the same way, so the final invoice matches the original contract plus every signed change order, with nothing added at the end.

No. Our quotes show the price before tax, with Ontario HST of 13% added as its own line so the total is clear. On a $60,000 basement, HST adds $7,800, for a total of $67,800. Every progress payment carries HST on that draw’s amount, and each invoice shows our HST registration number. If you’re comparing quotes, check whether the other contractor’s number includes tax: a quote that looks lower can simply be pre-tax. New custom homes follow different HST rebate rules, which are covered on our custom home page.

The quoted price is fixed for the scope described, and it changes only through a signed change order. Where you haven’t chosen a product yet, such as tile or plumbing fixtures, the quote lists an allowance (for example $8 per sq ft for tile) so the budget is realistic. If your final pick costs more or less than the allowance, the difference is charged or credited. The one other reason a price moves is a hidden condition found once walls are open, which we document with photos before pricing. Each quote states how long its price holds, typically 30 days, because lumber and material prices move.

The final milestone payment is collected once the agreed work for that milestone is completed. We review the finished scope with you at the walkthrough and document any remaining items and next steps in writing. Your contract sets out the payment schedule.

Our 2-Year Material and Workmanship Warranty covers defects in materials used in the agreed work and defects in installation for two years from project completion. Defective materials are repaired or replaced at CarpentryBoys’ discretion, and covered workmanship defects are rectified at no additional cost to the client. Coverage is subject to normal use and maintenance and the conditions in your project’s written warranty.

The warranty applies under normal use and maintenance conditions. It does not cover damage caused by misuse, neglect, accidents or unauthorized modifications. Notify CarpentryBoys promptly after discovering a suspected defect. Under the sample letter, the remedy is repair or replacement of defective materials or re-performance of installation. Review your project’s written warranty for its applicable scope and conditions; do not assume an unlisted exclusion applies.

The sample letter provides two years of material and workmanship coverage from project completion for the materials and work covered by the agreement. Manufacturer warranties may offer separate product-specific terms; their duration and requirements depend on the product. Check your project’s written warranty and the relevant product documentation rather than assuming every fixture or appliance has the same manufacturer coverage.

Provide written notice to info@carpentryboys.ca promptly after discovering a suspected defect, describing the issue and identifying your project. Photos can help explain the concern. CarpentryBoys may inspect the reported defect and determine the appropriate action under the written warranty. Repairs or replacements do not extend the original two-year period, which starts at project completion. For questions, call 289-242-3402 or 647-447-6477.

Ask any contractor for a certificate of insurance showing commercial general liability coverage, the insurer, the policy number and the expiry date before work starts. $2 million per occurrence is a common benchmark for residential renovation work, and larger commercial projects often require $5 million. Liability insurance pays for damage to your home or a neighbour’s property caused by the work, such as a burst pipe or a fire. CarpentryBoys is fully licensed and insured and sends a current certificate with the contract. Commercial landlords can be named as additional insureds when a lease requires it.

Ask the contractor for a current WSIB clearance certificate, then confirm it directly with WSIB through its online clearance service or by phone. A valid clearance means the contractor is registered and up to date on premiums, so a worker injured at your home is covered by WSIB rather than becoming a claim against you. Clearances are issued for a set period, typically up to 90 days, so a project lasting several months may need an updated one. CarpentryBoys holds WSIB Ontario clearance and provides the certificate before work begins, and again on request during longer jobs.

Yes. Tell your insurer before work starts on any project bigger than a cosmetic refresh. Many policies limit or exclude coverage if the home is vacant for more than 30 consecutive days, which matters if you move out during a large renovation. A finished basement, second unit or addition also raises your home’s replacement value, so your coverage limit may need to go up, and an insurer will want to know about a rental unit. Our certificate of insurance covers damage caused by our work; your own policy still covers the house. Keep the permits and final inspection records on file for your insurer.

Quotes start with a free site visit, which typically takes 45–90 minutes, where we measure, check the panel, plumbing and structure, and talk through what you want. For straightforward scopes we send a written, itemised quote within a few business days; many basement scopes are quoted within 48 hours. Projects that need drawings or engineering first may get a budget range, then a fixed quote once the design is settled. There is no charge and no obligation. If we think part of your plan won’t pass a permit or isn’t worth the money, we say so at the visit rather than in the quote.

It depends mainly on whether a permit is required. Interior work without a permit, such as a bathroom refresh or new flooring, typically starts 2–4 weeks after signing. Permitted projects start once the permit is issued, usually 4–8 weeks after signing once drawings and city review are counted. Additions, garden suites and custom homes need design, engineering and sometimes zoning approval first, so 3–6 months before shovels is normal. Spring and early summer book up fastest, so signing in winter often secures an earlier slot. Your contract states the target start date and what it depends on.

One of the two owners is your contact from the first visit to handover, not a rotating cast of site supervisors. One owner leads Hamilton, Halton and Niagara projects and the other leads Peel and Wellington-Dufferin, including Brampton, Caledon, Guelph and Orangeville; reach either at 289-242-3402 or 647-447-6477. Your owner-contact schedules the trades, books inspections, approves change orders with you and does the walkthrough. Both answer calls 7 days a week, 7 AM–7 PM. You also get the name of the lead carpenter on site each day, so there’s always someone to speak to in person.

We seal the work area off from the rest of the house before demolition starts. That means zip-up plastic dust walls on doorways, floor protection along the route from the entrance to the work area, return-air vents in the work zone covered, and a HEPA vacuum for daily cleanup. When drywall is sanded we use dust-extracting sanders and, in occupied homes, run an air scrubber where the space allows. Debris leaves the house every day in sealed bags or goes into a bin on the driveway. The site is broom-clean at the end of each day, and we do a full clean before the walkthrough.

We stop that part of the work, photograph what we found, explain your options and price the fix in a written change order before going further. Common finds in older GTA and Hamilton homes are rotted framing or subfloor near old leaks, mould behind basement walls, undersized or damaged joists, and old wiring or galvanized pipes. Our decision rule for mould: small patches under about 1 m² (10 sq ft) are cleaned and treated under containment by our crew, and anything larger goes to a remediation specialist. The one exception to waiting for your signature is a safety hazard, such as live exposed wiring, which we make safe immediately.

If your home was built before about 1990, and especially before 1980, we test suspect materials before demolition. Ontario Regulation 278/05 under the Occupational Health and Safety Act requires asbestos-containing material to be identified before it is disturbed, and a designated substance survey is the formal way to do that. Common suspects are vermiculite attic insulation, textured ceilings, old plaster, 9-inch floor tiles, drywall joint compound and pipe wrap. Lab results usually come back within a few business days. If asbestos is found, removal is done by a qualified abatement contractor following the regulation before our crew continues.

Knob-and-tube wiring, common in homes built before about 1950, is replaced in any area we open up, by a licensed electrical contractor under an Electrical Safety Authority notification. It isn’t automatically illegal, but it has no ground, its insulation becomes brittle with age, and it must not be buried in insulation. Many insurers will limit coverage or decline to renew a policy while it remains in the house. If we find it, we show you the extent, price the replacement for the open area, and quote the rest of the house separately so you can decide. Older homes in Hamilton’s lower city often have some left.

Yes. Electrical work on our projects is done by a Licensed Electrical Contractor who files an Electrical Safety Authority (ESA) notification and arranges the ESA inspection. Plumbing is done by licensed plumbers, a compulsory trade in Ontario, and inspected under the building permit. Gas lines, furnaces and gas appliances are installed by TSSA-registered gas contractors with certified gas technicians. Our own crews handle framing, drywall, carpentry, tile and finishes. CarpentryBoys holds the single contract with you and is responsible for every trade’s work and schedule, so you never have to chase a subcontractor yourself.

CarpentryBoys arranges the drawings, and the person who signs them must be qualified under the Ontario Building Code. For most house renovations, that is a designer holding a BCIN (Building Code Identification Number) registered with the province. Projects with structural changes, such as removing a load-bearing wall, adding a beam or underpinning, also need a professional engineer’s stamped design. Larger commercial projects and some buildings over certain sizes require an architect. Drawings for a basement or bathroom typically take 1–3 weeks, and the cost is listed separately in your quote so you can see exactly what design costs.

Yes, with three conditions. Owner-supplied items must be on site and checked by us before the stage that needs them, so a late vanity doesn’t stall the plumber. Agree in writing how owner-supplied products and their installation are covered before purchasing them; the project agreement and warranty set out the applicable scope. And items must suit the job: a toilet without the right rough-in, or tile without enough overage (we ask for 10–15% extra), will hold up work. We quote install-only pricing for those items. Many clients supply light fixtures, faucets and appliances while we supply the building materials.

Yes, if it is agreed in the contract and falls on one side of a clear line. Work you do yourself should happen either before we start, such as clearing the space, or after handover, such as painting or installing shelving. It shouldn’t sit in the middle of permitted work, because inspections, trade schedules and our warranty depend on every layer being done to the same standard. Anything you do yourself is excluded from the workmanship warranty. Painting is the most common choice, and the quote shows the exact credit for leaving it out.

Yes. Condo renovations add a step before work starts: board approval. Under Ontario’s Condominium Act, 1998, changes that affect the common elements need a section 98 agreement with the corporation, and most condo rules also require approval for flooring, plumbing and electrical changes inside the unit. Many buildings require an acoustic underlay meeting a minimum sound rating under hard flooring. We prepare the scope and drawings for the board, provide our certificate of insurance and WSIB clearance, book the service elevator and work within the building’s permitted hours. Approval typically takes 2–6 weeks, so we start that paperwork first.

Yes. Interior work such as basements, kitchens, bathrooms and commercial fit-outs runs year-round, and winter is often the easiest time to get an early start date. Exterior work needs more planning. Footings must go below frost depth, typically 1.2 m (4 ft) in this region, and concrete poured when temperatures drop below about 5°C must be protected with insulated blankets or heated enclosures while it cures, which adds cost. Framing an addition in winter works once the foundation is in, provided the structure is closed in quickly. Decks, interlock and landscaping are usually scheduled from April to November.

Yes, for licensed and specialised trades: electrical, plumbing, HVAC, gas, and sometimes drywall taping, countertops or glass. CarpentryBoys is responsible for all of their work under one contract with you. We schedule them, check their work before inspections, pay them directly and require them to carry their own insurance and WSIB coverage. You make payments only to CarpentryBoys. The 2-Year Material and Workmanship Warranty covers subcontracted workmanship the same way it covers our own crews.