Are Basement Apartments Legal in Toronto?

,

Basement contractors in Toronto for walkout basementAs a basement waterproofing company in Toronto, sometimes we come in to waterproof a basement or repair a foundation because the home owner is finishing their basement so it can become a rental unit.  We’ve been asked in the past by homeowners whether a basement apartment is legal in the city of Toronto.  Our answer is “it depends”.  There are several criteria that must be met in order for a basement apartment is to be considered legal or not. Most professionals in real estate and the construction industry would have a hard time answering this question as it’s very complex.

Some regulations are retrospective, while others are in force regardless of timelines.  Below is a brief outline of several factors that go into determining the legality of a basement dwelling in Toronto, though you must contact a lawyer for legal advice to truly determine if it’s legal or not.

Differences in construction methods, confusing time-frames and complicated rules make the answer to this complex. The following summary provides a general background. Home buyers should check details carefully before buying based on first impressions, and risking expensive consequences later.

The same applies to sellers and their agents. The days of a terse “retrofit not warranted” are no longer sufficient. They are advised to make more complete disclosure of compliance. However it remains the buyer’s duty to inspect the premises in terms of law.

Finishing a walkout basement in Toronto

Fire Regulations

This is the only section of the Ontario building code that is retrospective. This means that a once-compliant basement may no longer be so. Requirements for basement apartments include:

  • Dry walls between a basement and main dwelling must have a thirty-minute fire-rating.

 

  • There must be an alternative exit. This can be a basement window, provided it complies with size and positioning rules.

 

  • A basement must have a smoke detector (connected to the main house if the fire rating is in doubt).

 

  • Some municipalities require a carbon monoxide detector in addition.

The only sure way to confirm legality is to obtain a retrofit compliance certificate from the local fire department. Some sellers arrange these to encourage buying confidence.

Other Building Regulations

Changes to general building regulations are not retrospective. Basements built pre-1995 are exempt because there were no laws applying to them at the time. More modern ones (and older ones without evidence of construction dates) must meet the following requirements in order to be used as apartments:

  • The minimum height is 6 foot 5 inches measured from floor to ceiling.

 

  • The entrance opening must be at least 32 inches by 78 inches.

 

  • Bathrooms must have either windows or exhaust fans.

 

  • Parking space must be evenly distributed in the case of multi-apartments.

 

  • A valid certificate of electrical compliance is necessary.

Ceiling Height

Some older basements fail to meet the ceiling-height requirement because they were originally built for storage, not habitation. Techniques exist for lowering basement floors without affecting structural integrity. A buyer contemplating this should allow for the cost of construction work (and total re-fitment afterwards) in their calculation of total purchase price.  In some locals, have full length windows or a walkout basement may be a requirement for a legal basement apartment.

In Summary

The rules that are summarized here are necessary to ensure safe, comfortable basement apartments, and merit compliance for this reason alone. The homeowner who chooses to ignore them risks stiff fines from city inspectors – and having to vacate apartments and forfeit rental income too.

 

Think About Going Green On Your Next Home Improvement Project [infographic]

save money by going greenHave you thought about “Going Green” when it comes to your next home improvement project?

If you’re like most people, you love the idea but not really a big fan of the cost.  While most green home improvement projects end up saving you money in the long run, having to pay a premium up front puts off many homeowners who otherwise would love to go green.  Even here in Toronto, which isn’t the first city that comes to mind when you think “Green” (especially after a trip down good old highway 401), you see lots more innovation happening in the home improvement space.  Many home owners and businesses are seeking out LEED certified projects from qualified contractors.

Even if you’re not interested in going totally green in your home, there are lots of smaller projects around your home that can lead to big savings and a better environment.  Did you know that a single high efficiency shower head can save you almost $300 a year, or a total of $6000 over a 20 year span?  Or that a thermal floor heating system can save you about $400 a year, or $8000 over a 20 year span?  All of those little savings can add up to the vacation of a lifetime when you retire!

If you want to see how you can go green and save alot of money over the long term, check out this infographic courtesy of 1bog.org.  You can see how projects big and small around your home can add up to a nice savings over the long term and a better environment for us all.  Now that’s a good deal.

Home improvement infographic for green building

This is a guest post by Lisa Sinopoli, a lifelong resident of Toronto and your friendly neighborhood Vaughan Real Estate Agent

 

What Is Basement Underpinning?

As a contracting group specializing in basement underpinning in Toronto, we often get asked this simple question, “what is underpinning?”  Below is a brief answer to that question.

“Underpinning” is an industry term that’s generally used to describe reinforcing an existing foundation. This may be to shore-up a structure that was poorly built originally or has degraded over time, is subject to subsidence or land-slippage, or is being prepared to carry extra weight.  Underpinning is also performed when a homeowner wants to have their basement foundation dug out to increase the ceiling height of their basement.  This is also known as basement lowering.

Digging out a Toronto home for underpinning

.What’s That Got to Do with Basements?

Contractors usually become involved with underpinning basement walls because a home owner decides to deepen them to create a full height basement. In this instance, they are sometimes originally little more than crawlspace below a floor. At other times, the plan may be to deepen a basement built for storage, so as to create living space with livable head-height.

Simply excavating out the floor could upset the balance of the foundations, as they slide inwards and crack the walls above. That’s why it’s necessary to dig under them to create a new foundation. Basement underpinning solves the problem of “which comes first, the chicken or the egg?”

Stages in the Process

If there was a single basement job not recommended for amateurs or the uninsured), then basement underpinning has to be the one. Get it right, and you’ll add significant value to your home. Get it wrong though, and you could end up damaging the fabric of your house.

Appoint a licensed structural engineer with a record of completed jobs, to prepare statutory documents and obtain approval for the job.

Appoint a basement-underpinning contractor who’s similarly experienced to complete the following work:

Toronto home underpinning

 

  • Remove a small section of the existing foundation to obtain access underground, and replace it with a load-bearing joist.

 

  • Excavate alternate strips to the required depth, and pour shuttered reinforced concrete beneath the exposed sections of foundation.

 

  • When the new foundations are completely cured, complete the balance of the basement underpinning.

 

  • Lay a new floor when everything is stable, and build out the interior of the extended space.

Cost-Benefit Analysis

Houses are valued in terms of living space. A new basement could therefore increase the value of your home by up to 10% – and you get more living space too. Basements are especially popular when it comes to extending homes, because they retain existing footprints, and seldom affect the neighbors.

However, you are effectively building your house “upside down” by adding the walls and floor when the roof’s up already. While the job’s in process the structural integrity of the entire building is compromised in the short-run. If it fails, then your new basement could end up costing you a whole lot more than it’s worth.

 

Insure Yourself

Of course, you should take out extra insurance while the work’s in progress. But no insurer will compensate you for loss caused by an incompetent builder you chose yourself. It’s highly recommended to find an experienced basement underpinning contractor who is licensed (and insured themselves).

Home Renovations That Increase The Value Of Your Home [Infographic]

When your about to take on a costly home renovation project, the most important consideration you should make should be the enjoyment and value you’ll receive as a homeowner from this renovation.  If you think you’ll eventually be selling your home in the future, you may want to also consider the increased value this renovation will bring to your home.

Some expensive additions, such as an inground swimming pool, can be very expensive, but could add little value to the asking price for your home in the future. This is dependent on region and locale, here in Toronto, it wouldn’t add much value due to the colder climate and short swimming window….but in a hot climate, an inground pool is a must.

Everyone loves a finished basement or a new kitchen, but not everyone wants a giant swimming pool taking up half their backyard. If you’re wondering which types of renovation add the most re-sale value for you home, check out this infographic courtesy of elocal.com.  While personal enjoyment should be your main concern when investing in a home renovation, it’s also comforting knowing that you’l get most of your investment back if you decide to sell your home one day.

Home renovations that increase the resale value of your home-infographic