We added a rear addition and second storey dormer to our 1935 Lawrence Park detached. 14 months from first meeting with architect to moving back in. Sharing the complete timeline because it took us much longer than we expected to find accurate planning info.
The project:
- 450 sq ft rear addition (extended kitchen and added family room)
- Dormer addition at rear of second storey (master bedroom expansion + ensuite)
- Full main floor renovation (opened kitchen to family room, new hardwood throughout)
- New HVAC (forced air to variable refrigerant flow heat pump system)
Timeline breakdown:
- Design phase: 3 months (architect)
- Structural engineering: 3 weeks (concurrent with later design phase)
- Permit application: 6 weeks
- Contractor tendering: 4 weeks (concurrent with permit)
- Construction: 7 months
- Deficiencies and punch list: 3 weeks
Total: 14 months from first architect meeting to occupancy
Cost:
- Architect + structural engineering: $38,000
- Permit: $5,800
- Construction (GC including all subs): $487,000
- Contingency used: $28,000 (mainly: unexpected roof deck condition when dormer was opened)
- Furnishings/finishes supplied by owner: $24,000
- Total all-in: $582,800
Was it worth it?
The home went from 2,100 sq ft to 2,800 sq ft. Comparable Lawrence Park properties at that size trade at $3.5–$4.2M. We paid $1.85M for the house. All-in we’re at ~$2.43M in a market where similar finished homes are at $3.5M+. From a pure financial standpoint, yes.
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