We’re finally done. After 8 months of planning, permits, and construction, our North York bungalow (c. 1958, Willowdale area) now has a full second storey. Here’s what the experience looked like.
Before:
- 1,050 sq ft bungalow, 3 beds/1 bath on main floor
- Full basement (unfinished, used for storage and laundry)
- 45-foot lot, mature maple in front yard
What we added:
- Full second storey: 4 bedrooms, 2 bathrooms (including ensuite), laundry upstairs
- Main floor: opened kitchen to dining, new powder room added
- Basement: left for phase 2
The numbers:
- Design/engineering: $22,000
- Permit (City of Toronto): $4,200
- Construction: $318,000
- Contingency used: $14,000 (window supply delay, unexpected load-bearing beam)
- Total: $358,000
Timeline:
- Week 1–6: Permit application and waiting
- Week 7: Permit in hand
- Week 8–12: Demo, temporary roof, structural steel
- Week 13–26: Framing, rough mechanical, insulation, drywall
- Week 27–34: Finishes — cabinets, tile, paint, trim
Lived elsewhere for 6 months. This is the part people underestimate — not just financially but logistically and emotionally.
Was it worth it?
Yes. We’re now in a 2,200 sq ft home on a street where comparable properties sell for $1.6–1.9M. Our all-in cost was ~$1.1M (original purchase + reno). The math works if you’re staying.
Ask your second storey questions at home.renovation.reviews.