Scarborough

Basement Renovations in Scarborough

From the postwar bungalows of Bendale South and Wexford/Maryvale to the newer detached homes of Highland Creek, we finish Scarborough basements and build secondary suites that meet Toronto's rules.

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Scarborough Basement Specialists

More Houses, More Room for a Suite

Scarborough has a much higher share of houses than the rest of Toronto. In the 2021 census, 37.2% of occupied homes across its six wards were single-detached, compared with 23.3% for the city as a whole. Each of those houses can hold a secondary suite, and Toronto zoning asks for no parking space for one, which leaves the driveway as it is.

The age of the housing shapes the work. More than a third of Scarborough homes were built between 1961 and 1980, and in Bendale South close to nine in ten predate 1981. Basements from that era often need new insulation, wiring and drains before they can become a legal unit, and some need the floor lowered to reach the 1.95 m ceiling a basement second unit requires.

Scarborough North also has zoning of its own. Ward 23, north of Highway 401 between Midland Avenue and the Rouge River, now allows detached buildings with up to six units, a permission Toronto otherwise grants only in Toronto and East York. That rule is for new houseplexes rather than a house with a basement suite, so for most owners the familiar limits apply: one suite per house and up to four units on a lot.

Licensed & insured contractors
Transparent, itemized pricing
Permits & approvals handled for you
On-time delivery, every project

Finished basement recreation room with built-in shelving

Local Expertise

Planning a Scarborough Basement

Six points we check on every Scarborough basement before we draw a plan.

Toronto Suite Zoning

One secondary suite per house, no parking required, and a 45% floor-area cap that does not apply to a whole bungalow basement.

Building Code Basics

A 30-minute fire separation between units, reduced to 15 minutes when the whole house has interconnected smoke alarms, plus a smoke alarm in each suite bedroom.

Ceiling Height

A basement second unit needs 1.95 m over its required floor area, so we measure before anything is designed.

Permit Triggers

Toronto requires a building permit for underpinning, a new basement entrance, plumbing or heating changes, or a second suite.

Flood Subsidy Rules

The valve needs a permit, must stay uncovered until inspected, and the installer needs a City of Toronto business licence.

Ward 23 Permissions

North of the 401 between Midland and the Rouge, new detached buildings may hold up to six units.

What We Build

Scarborough Basement Projects

What Scarborough owners ask us to design and build.

Bungalow Basement Suites

Whole-basement apartments in one-storey detached houses, where Toronto lifts the 45% size cap.

Rental-Ready Units

Suites with a separate entrance, fire separation, interconnected alarms and an ESA-inspected electrical system.

Older Basement Rebuilds

Stripping 1960s and 1970s finishes back to the foundation and starting again with modern insulation and wiring.

Floor Lowering

Lowering the floor by underpinning or a bench footing when headroom falls short of the legal minimum.

Multigenerational Spaces

A bedroom, bathroom and kitchenette for parents or adult children, with or without a separate unit.

Flood-Ready Basements

Backwater valves, sump pumps and battery backups installed under permit before the finishes go in.

12Years in the GTA

1,800+Projects Completed

$55Per Sq Ft, Finishing From

100%On-Time Guarantee

At a Glance

Scarborough Facts for Basement Planning

Census figures and City rules we use when planning a Scarborough basement.

Single-detached homes	37.2%, vs. 23.3% citywide (2021 census)
Bendale South homes built before 1981	89% (2021 neighbourhood profile)
Renter households	36.0% (2021 census)
Units allowed per lot	Four citywide; up to six in new detached buildings in Ward 23
2026 permit fees	$214.79 minimum; underpinning $12.37 per linear metre
Backwater valve subsidy	Up to $1,600 per valve, two valves maximum

Pricing

What Scarborough Basements Cost

Our Scarborough pricing begins at $55 per square foot for a finished basement and $80 per square foot for a legal secondary suite. Typical basement finishes come in between $50,000 and $90,000, while legal basement units generally run $80,000 to $175,000 once the kitchen, fire separation, alarms, egress window or door, permit drawings and inspections are included.

Two things usually decide the final number in Scarborough: how much of the old basement has to come out, and whether the floor has to be lowered. A bungalow with a sound foundation and enough height can become a suite at the lower end. A basement that needs drains replaced, underpinning and a new entrance sits higher. After a site visit you get a fixed, itemized quote, and the City's flood subsidy can recover part of the valve and sump work.

Read our full GTA basement renovation cost guide →

Good to Know

Scarborough Basement Renovation FAQs

What will my Scarborough basement cost?

A finished basement with us starts at $55 per square foot, and most typical finishes run $50,000 to $90,000. A legal secondary suite starts at $80 per square foot and usually costs $80,000 to $175,000. Underpinning and replacing old drains are the items that most often raise a Scarborough quote.

Is a basement apartment legal in Scarborough?

Yes, if it is built under a building permit and meets the Building Code and Toronto zoning. The City allows one secondary suite per house with no parking requirement. The suite is limited to 45% of interior floor area, except where it takes the whole basement of a one-storey detached house.

What permits does a Scarborough basement suite need?

A Toronto building permit, which also covers any underpinning, new plumbing or new basement entrance. The ESA must inspect the suite's electrical work. In 2026 the minimum building permit fee is $214.79, and a permit for a backwater valve is $38.67.

Does the six-unit rule in Scarborough North apply to my basement?

Probably not. Ward 23 allows new detached buildings with up to six units, but the by-law states that a house with a secondary suite is not a houseplex. For a basement suite, Toronto's standard suite rules apply.

Can I get Toronto's flooding subsidy for my Scarborough basement?

Yes, if you own a single-family home, duplex, triplex or fourplex. Toronto subsidizes 80% of a backwater valve's invoiced cost, capped at $1,600 per device, and a sump pump up to $2,250; the most any property can receive is $6,650. Funding is first-come, first-served, and the installer must hold a Toronto business licence.

Our Work