Home renovations are popular. Forty-nine per cent of Canadians are in the process of planning, executing or have recently completed home improvements, according to a survey in November 2024.
Kitchen, bathroom and basement renovations are among the most popular, often driven by a desire to maximize the value of a home and get the best return on investment, as well as to improve upon or expand usable living space. A basement renovation is an opportunity to add an additional kitchen, bathroom, living room, extra bedroom or rental suite.
But, before diving into a basement renovation, there are a number of important factors that homeowners need to think hard about, according to Scott Wennick, a project developer with ARTium Design Build and Just Basements in Ottawa.
10 Tips for a successful basement reno
Before calling contractors and choosing basement flooring samples, here is what Wennick advises homeowners do when considering a basement renovation.
1. Define what you want your basement to be.
Are you improving functionality, aesthetics, value or all three? If you want to add a much-needed extra bathroom or an extension of living space, with similar décor to upstairs, or a separate basement apartment, that will add more to the cost (and add value to the home). If you just need to add basement walls and floors for extra play space for kids, that will require a lower investment.
2. Get inspired.
Attend home shows, which are held throughout the year, for ideas and inspirations. Check out designer websites, and visit kitchen, bathroom and other retail showrooms.
3. Budget realistically.
A basement renovation that’s executed properly, with trustworthy and reliable firms and using skilled, insured tradespeople and quality materials, can exceed 20 per cent of the home’s value. Plus, a contingency fund of between five and 15 per cent should always be factored in. (According to the Canadian Home Builders’ Association, it’s important to define what are “must-have” priorities and what would be nice if the budget allows for it.) Also, decide whether you will stay or go while the renovation takes place, as renting another space for a month or two will add to the budget.
4. Fix the important things first.
Make sure electrical outlets and light fixtures are checked and updated as needed before even thinking about going ahead with a renovation project. Issues such as outdated wiring and plumbing or foundation problems are safety issues. Also, as basements can be prone to moisture problems, inspect for and resolve any signs of mold, which is a health hazard. This is also a good time to ensure the basement is properly insulated.
5. Know your local building codes.
Check with your jurisdiction on whether you’ll need a permit for your planned reno, and what requirements are mandatory. Failure to obtain the necessary permits can lead to fines, delays or even demolition of aspects of the renovation. Assess the ceiling height, since legal living areas require a minimum height (usually just under seven feet). Check for egress space because if there’s a bedroom in the basement, fire codes require a secondary exit. Many homes have a large enough foundation window opening that can be retrofitted with an acceptable egress window but many older homes have tiny basement windows that will require cutting the foundation walls. If planning a basement apartment, there will be requirements for such things as fire doors and smoke-tight barriers.
6. Investigate government incentives.
Have a look at whether you qualify for government efficiency initiatives, which vary by province. If the renovation is energy efficient, you might get some money back.
7. Decide if you’ll go with the pros or DIY.
If you have the skills and time, a do-it-yourself basement reno can save a lot of money in labour costs. But mistakes or poor-quality results can negate initial savings, and the project could take a lot longer.
8. Research contractors.
If you do decide to hire professionals, ask for recommendations, check online reviews and verify licensing (workers’ compensation, liability insurance and number of years in business). A good starting point, says Sarah Caron, director of renovation services for the Canadian Home Builders’ Association, is to go to the RenoMark Renovator website to find a reliable contractor. This program recognizes trusted members of local home builders’ associations by a code of conduct.
9. Use moisture-resistant materials.
Because basements tend to be more damp than rooms above ground, it’s wise to use products that act as a moisture barrier and help prevent the spread of mold. Good choices include: ceramic tiles, luxury vinyl plank and sealed concrete for flooring (avoid hardwoods, laminates or carpets without a subfloor or waterproofing backing); rigid foam insulation or spray foam behind the walls; moisture- and mildew-resistant paints in bathrooms or laundry areas (bare concrete floors can be moisture sealed or epoxy coated); and pressure-treated wood for framing where there is direct contact with concrete (standard SPF lumber can be used if isolated from concrete).
10. Consider how you can protect your investment.
According to a Léger survey conducted on behalf of Allstate, 80% of Canadian homes have a basement and one in ten Canadians has experienced basement flooding. Review your home insurance policy to understand your coverage for water damage – coverage is optional in many areas across Canada. For more information on how to protect your basement from water damage, visit this Good Hands blog article.
A successful basement renovation can add much needed square footage to your home, add value and provide a better living environment. But it’s important to plan well. “Casinos are great for gambling,” Wennick says. “Your home and family are not.”
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