We converted our detached 2-car garage in Scarborough into a legal garden suite (accessory dwelling unit). 18 months from first permit inquiry to tenants moving in. Sharing the full story.
Background:
1,500 sq ft lot, detached 2-car garage at the rear. Toronto passed the Garden Suite bylaw in 2022. We were among the early applicants.
Pre-permit process:
- Pre-application consultation with Toronto Building: $0, recommended before any design work
- Hired a local architect (not just a technologist — the garden suite conversion required architectural drawings): $8,400
- Structural engineer for the conversion (new floor system, roof assessment): $2,800
- Zoning review: setbacks to rear and side property lines checked — we were compliant
Permit:
- Toronto building permit: $3,840
- Issued: 19 weeks after submission (this was 2024 — Toronto’s building department was backlogged)
Construction:
- New concrete floor (existing floor was cracked original concrete): $4,200
- Full insulation (R-20 walls, R-31 ceiling, R-10 under slab): $8,400
- New plumbing rough-in + service connection to municipal: $14,800
- Electrical upgrade (separate panel, 100A service): $4,600
- HVAC (Mitsubishi mini-split + HRV): $7,200
- Kitchen (IKEA cabinets, countertop, appliances): $9,400
- Bathroom (full tile, fixtures): $11,600
- Windows and exterior door (3 new windows + entry): $6,800
- Interior finish (drywall, flooring, paint): $12,200
- Construction total: $79,200
Total project (permit + design + construction): $94,240
Tenant: Renting at $2,150/month. Payback: approximately 3.7 years.
Would do it again in a heartbeat.