A legal basement apartment in North York typically costs $85,000 – $150,000 in 2026 when the basement has enough height and a usable entrance, and $150,000 – $300,000+ when the floor must be lowered or a new walk-down entrance built. North York's 1950s–60s bungalows and side-splits are some of the easiest houses in Toronto to convert: many already have a side door to the basement and a reasonable ceiling height. Toronto allows up to four units on most low-rise lots, and the City's basement flooding subsidy now covers more of the protection a suite should have.
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Legal Basement Apartment in North York: Key Takeaways
- Zoning: since May 2023, Toronto allows up to four units as-of-right in low-rise residential zones, so a basement suite is permitted in principle on most North York lots.
- Height: the Ontario Building Code requires at least 1.95 m (about 6'5") over the suite's required area and 1.85 m (about 6'1") under beams and ducts.
- Safety: fire separation between units, interconnected smoke and CO alarms, and a code-compliant exit and bedroom egress windows.
- Flood protection: the City's expanded subsidy offers up to $6,650 per property toward backwater valves, sump pumps and related work.
- Side entrances on many bungalows and side-splits save the cost of a new walk-down stairwell.
North York Legal Basement Apartment Costs (2026 CAD)
| Scenario | Typical total | What drives it |
|---|---|---|
| Unfinished basement with enough height and a side entrance | $85,000 – $130,000 | Kitchen, bathroom, fire separation, egress windows, mechanical |
| Finished basement converted to a legal unit | $70,000 – $120,000 | Redoing finishes for fire separation and egress; new kitchen |
| New walk-down entrance required | add $15,000 – $35,000 | Excavation, retaining walls, stairs, drainage, door |
| Floor must be lowered | $150,000 – $300,000+ | Underpinning or bench footing, waterproofing, engineering |
How North York Houses Convert
Bungalows (Bathurst Manor, Downsview and similar)
Post-war bungalows commonly have a side door to the basement and a single open basement under the whole house, which makes a one- or two-bedroom suite straightforward to lay out. The main checks are ceiling height under the ducts and beams, and whether the existing furnace room can be fire-separated where it is.
Side-splits and split-levels
In a side-split, the lowest level is often partly above grade with large windows, which helps with light and egress, but the suite may be smaller because part of the basement sits under a different level. We map which areas meet the height rule before drawing the layout.
Ravine and older lots
Houses near the valleys can have higher groundwater, so interior drainage, a sump pump with backup and a backwater valve matter even more. A new walk-out or entrance on a ravine lot may also need ravine and TRCA approval.
Toronto Rules and Subsidies
- Building permit: required to create a new unit. Under the Ontario Building Code, Toronto Building has 10 business days to decide on a complete house application. Electrical work is filed with the ESA by a licensed electrical contractor.
- Zoning: up to four units as-of-right in low-rise zones since May 2023; the suite must still meet the zoning standards for your lot.
- Flooding subsidy: the City's Basement Flooding Protection Subsidy Program was expanded to up to $6,650 per property for eligible work completed on or after November 12, 2025, including backwater valves, sump pumps and a home plumbing assessment. Check the program's conditions before work starts.
Our Process
- Free site visit. We measure ceiling heights, check entrances, panel and plumbing, and confirm zoning.
- Written fixed-price quote within 5 business days. Including whether lowering the floor or a new entrance is needed.
- Drawings and permit. Suite layout, fire separation and egress details, and the permit application.
- Build. Waterproofing and backwater valve first, then framing, mechanical, fire separation and finishes.
- Inspections and handover. Building and ESA inspections passed and the permit closed, so the unit is legal.
Frequently Asked Questions
How much does a legal basement apartment cost in North York?
Usually $85,000 – $150,000 when the basement has enough height and an entrance, and $150,000 – $300,000+ if the floor must be lowered.
Is a basement apartment allowed on my North York lot?
In most cases. Toronto allows up to four units as-of-right in low-rise residential zones, and the suite needs a building permit and must meet the Building Code and Fire Code.
How high does my basement need to be?
At least 1.95 m (about 6'5") over the required floor area and 1.85 m (about 6'1") under beams and ducts, after finishes.
Can the City help pay for flood protection?
Yes. Toronto's expanded basement flooding subsidy offers up to $6,650 per property toward eligible work such as backwater valves and sump pumps.
How long does it take?
About 3 – 5 months from drawings to final inspection without underpinning, and 6 – 9 months with it.
Get a Free Quote in North York
Country Renovations has been building basement suites across North York and the GTA since 2014. WSIB-covered trades. $5M insured. Book a free site visit and you will receive a written, fixed-price quote in 5 business days.