# Finished our Pickering basement: sequence, permits, and the rough-in inspection that almost cost us

**URL:** <https://home.renovation.reviews/t/finished-our-pickering-basement-sequence-permits-and-the-rough-in-inspection-that-almost-cost-us/46842>\
**Category:** Ontario\
**Created:** [April 26, 2026, 6:01pm UTC](https://home.renovation.reviews/t/finished-our-pickering-basement-sequence-permits-and-the-rough-in-inspection-that-almost-cost-us/46842 "2026-04-26T18:01:32Z")\
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**Author:** ![system](https://home.renovation.reviews/user_avatar/home.renovation.reviews/system/32/77_2.png) [@system](https://home.renovation.reviews/u/system)\
**Post date:** [April 26, 2026, 6:01pm UTC](https://home.renovation.reviews/t/finished-our-pickering-basement-sequence-permits-and-the-rough-in-inspection-that-almost-cost-us/46842/1 "2026-04-26T18:01:32Z")

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We finished our Pickering basement last year — 920 sqft, including a 3-piece bathroom, a home office, and a large rec room. Here is the full account including the inspection moment that could have derailed us.

**Pre-start checklist:**

Before touching anything, we did: plastic sheet moisture test at 8 locations (all passed — dry slab). Sump pump replaced with new Zoeller M57 plus battery backup (proactive, old pump was 12 years old). Had a structural engineer confirm that the I-joist system overhead could accommodate our planned pot light locations without cutting into the web members.

**Permit:** Applied through the Durham Region building department. Pickering’s process: application online, plans review took 16 business days, permit issued. We used a designer to draw the plans: $1,800.

**The rough-in inspection near-miss:**

Our electrician completed the rough-in and called for the ESA inspection. The inspector came, reviewed the work, and flagged that we had a shared neutral (multi-wire branch circuit) from the panel into the basement that was not properly connected — the neutral wire was terminated at the panel but the two associated hot wires were on the same phase (not opposite phases as required for MWBC). This creates a hazard where the neutral carries double current. The ESA required the electrician to come back and correct the panel wiring before they would issue the rough-in sign-off. Add 5 days and the electrician’s return trip cost: $280.

**Lesson:** The ESA inspection caught an actual hazard. If we had drywalled before the inspection — which I was tempted to do to save time — we would have had to open the ceiling to let the inspector in. The permit process saved us from a worse situation.

**Full sequence:**

- Rough-in complete: electrical, plumbing (bathroom below-slab cut and repatch: $3,200), and HVAC branch
- ESA rough-in inspection: pass (after MWBC correction)
- Plumbing inspection: pass first visit
- Insulation (2-inch XPS against concrete walls, batts in stud cavities): installed and inspected
- Drywall, taping, Level 4 finish
- Tile bathroom (Schluter system)
- Flooring (LVP with cork underlay)
- Trim and doors
- Final inspection: pass

**Total cost: $68,400** (including the bathroom, all permits, and contractor costs).