A practical breakdown of Leaside's most common renovation projects — costs, timelines, zoning considerations, and what you'll find behind the walls of a 1940s–60s Toronto bungalow.
Leaside is one of the most consistently renovated neighbourhoods in Toronto, and it has been for the better part of two decades. The housing stock is the reason. The neighbourhood was developed primarily between the late 1930s and the early 1960s, which means a large proportion of its detached homes are one-and-a-half or two-storey houses built on generous lots — along with a significant number of bungalows that were built to accommodate returning veterans and young families in the postwar years. Those bungalows, typically 950 to 1,300 square feet on the main floor, are sitting on lots that regularly run 30 to 40 feet wide and 120 feet deep, in a neighbourhood where detached homes now trade north of $2 million.
The math drives the decision. Buying a larger home in Leaside at current prices means competing in one of the tightest resale markets in the city. Renovating or adding to what you already own — particularly if you purchased more than eight or ten years ago — is often the more financially rational path. For many Leaside homeowners, a second storey addition or a comprehensive full renovation is not a luxury project; it is a practical response to needing more space in a neighbourhood they do not want to leave.
We have completed projects throughout Leaside, from targeted kitchen and bathroom renovations to full gut rebuilds and complete second storey additions. This guide covers the options honestly: what each scope of work actually costs, how long it takes, what the permit process looks like, and what surprises tend to appear in houses of this era and construction type.
Leaside bungalows were built to the construction standards of their time, which means they have specific characteristics that any renovation has to account for. These are not defects — they are simply the reality of working in houses that are seventy to eighty years old. Understanding them upfront prevents surprises mid-project.
Most Leaside bungalows use platform or balloon framing with dimensional lumber that is often larger in actual cross-section than modern nominal equivalents. The framing is generally sound, but it was not designed with a second storey in mind. Before any addition project, a structural engineer must assess whether the existing foundation, load-bearing walls, and connection points can support the added load — and in most cases, some reinforcement is required. This is not optional and is not something to negotiate out of a budget. A proper structural assessment typically costs $1,500 to $3,000 and is money that protects the entire project.
Houses built before 1960 were typically wired with 60-amp service and knob-and-tube wiring. Most Leaside homes have had their electrical updated at some point, but the nature and completeness of that work varies considerably. On a full renovation or second storey addition, the electrical will be brought up to current code regardless. On more targeted projects, a licensed electrician needs to inspect what exists. Knob-and-tube wiring that is active and in good condition is not automatically condemned by the Ontario Electrical Safety Code, but most insurers will not cover a home that still has it, and any home insurance claim involving fire in a renovated area with grandfathered wiring can become complicated. Plan to upgrade.
Original plumbing in Leaside bungalows is typically galvanized steel supply lines and cast iron drain lines. Galvanized steel has a service life of roughly fifty to seventy years and often shows reduced flow and rust at this age. When walls are opened for a renovation, replacing the supply lines with copper or PEX is strongly advisable. The cast iron drain stacks, by contrast, are often still in serviceable condition and can be kept if they pass a camera inspection. Budget for the contingency of drain replacement if you are doing any work near the stack.
Leaside bungalows were built with minimal insulation by today's standards. Original exterior walls typically have no insulation, or were later packed with blown-in cellulose or fibreglass during the 1970s and 1980s. When the exterior is opened for a second storey addition, it is the right time to improve the thermal envelope of the existing main floor as well. Attic insulation is usually the highest-priority upgrade for homes that have not had it addressed recently; the payback in heating and cooling costs is meaningful, and the City of Toronto has periodically offered programs that subsidize a portion of the cost.
What to expect behind the walls: In our experience, roughly 60–70% of Leaside bungalow renovations encounter at least one condition not visible during the pre-construction walkthrough — most commonly inadequate electrical, evidence of previous water infiltration around windows or roof penetrations, or framing that was modified at some point without a permit. This is not a reason to avoid renovating; it is a reason to budget a contingency of 10–15% of the construction budget and to choose a contractor who documents and prices discoveries transparently rather than absorbing them silently and cutting corners elsewhere.
A second storey addition converts a single-storey bungalow into a full two-storey home, roughly doubling the living area on the same footprint. It is the most significant renovation a Leaside homeowner can undertake, and for many households, it transforms what would otherwise be an undersized house into a home they can comfortably raise a family in without relocating.
The process is more disruptive than most homeowners initially anticipate. The roof comes off entirely. The existing ceiling structure is removed or modified to become the floor of the new upper level. New bearing walls and beams are engineered and installed. The entire second floor is framed, insulated, sheathed, roofed, and finished from scratch. The project typically requires the homeowners to vacate the main floor for at least four to six weeks during the structural phase, and many families choose to be out for the full duration. Plan for this in your budget: temporary accommodation, storage, and the cost of eating out for four to six months adds up.
A standard Leaside second storey addition adds between 900 and 1,200 square feet of new finished living space, typically comprising three bedrooms and two bathrooms. The main floor layout is often modified at the same time, particularly the kitchen and the staircase location, which moves from wherever it was tucked to a more central position appropriate for a two-storey home.
Leaside is zoned primarily under the RD (Residential Detached) zone categories, most commonly RD1 and RD2. For a straight vertical addition that does not increase the building's footprint, the project typically falls within as-of-right permissions and does not require a minor variance from the Committee of Adjustment. However, several conditions apply:
If the proposed design exceeds any as-of-right permission, the application goes to the Committee of Adjustment for a minor variance. In Leaside, minor variances for second storey additions are routinely approved, but the process typically adds 12 to 16 weeks to the pre-construction timeline and several thousand dollars in application fees and drawings. Factor this into your schedule from day one.
Cost ranges reflect typical fully executed projects with a qualified general contractor, permits, design fees, and standard to mid-range finishes. They do not include temporary accommodation or furniture storage.
| Scope | Typical Cost Range | Notes |
|---|---|---|
| Second storey addition only (structure + finishes, no main floor work) | $450,000 – $600,000 | 900–1,100 sq ft added; 3 bed / 2 bath configuration |
| Second storey addition + main floor renovation (kitchen, bath, layout) | $600,000 – $850,000 | Most common combined scope in Leaside |
| Full gut renovation (main floor) as part of the addition project | $750,000 – $1,100,000+ | Whole-home rebuild with new mechanical, electrical, insulation |
| Design and permit drawings | $25,000 – $55,000 | Architect or designer; structural engineer fees additional |
| City of Toronto building permit fee | $8,000 – $18,000 | Calculated on construction value; estimated range for this scope |
| Temporary accommodation (4–6 months) | $12,000 – $30,000+ | Highly variable by household; often underestimated |
These numbers assume the existing foundation is in sound condition and that no major remediation is required. Foundation work, if needed, is a significant additional cost that is quoted separately once a structural engineer has reviewed the existing conditions.
Not every Leaside homeowner needs or wants a second storey. For some households — empty nesters, couples, or families whose children are nearly grown — the priority is not more square footage but a fundamentally better version of the space that already exists. A full gut renovation of a Leaside bungalow takes everything down to the studs, replaces or upgrades all mechanical systems, and rebuilds the interior to a modern standard.
Done well, a full gut reno of a 1,100-square-foot Leaside bungalow can produce a home that functions as well as anything built today, with the benefit of the existing structure, lot, and neighbourhood character. Done poorly — cosmetically renovated but with original mechanical and electrical left in place — it is a house that looks updated but is not.
| Scope | Typical Cost Range |
|---|---|
| Full gut renovation, main floor only (no addition), standard finishes | $280,000 – $380,000 |
| Full gut renovation, main floor, mid-to-high-end finishes | $380,000 – $520,000 |
| Full gut renovation including basement finish | $420,000 – $650,000 |
| Basement renovation only (existing bungalow, new finish) | $120,000 – $220,000 |
On finishes and cost: The cost difference between a standard and a high-end finish package on a Leaside bungalow renovation can easily be $100,000 to $200,000. The largest line items are kitchen cabinetry and appliances, primary bathroom fixtures and tile, and flooring. Establishing a realistic finishes budget before the contractor begins estimating — not after — produces quotes that reflect what you actually want to build, rather than a number that looks appealing on paper and expands through change orders.
One of the most consistent sources of frustration in major Leaside renovations is underestimating how long the process takes from the decision to start to the day you move back in. The construction phase is only one part of the timeline.
| Phase | Second Storey Addition | Full Gut Renovation |
|---|---|---|
| Design and drawings | 3 – 5 months | 2 – 3 months |
| Permit approval (City of Toronto) | 3 – 6 months | 2 – 4 months |
| Committee of Adjustment (if required) | Add 3 – 4 months | Rarely required |
| Construction | 6 – 9 months | 4 – 6 months |
| Total elapsed time (typical) | 12 – 20 months | 8 – 13 months |
These timelines assume the permit application is complete and accurate when submitted, that the design is finalized before construction begins, and that no major discoveries in the field require significant redesign. Projects where the design evolves during construction, or where permit comments require multiple rounds of revision, take longer. Start the process earlier than feels necessary.
The right renovation scope for a Leaside bungalow depends on several factors that are specific to each property. Before committing to a scope, it is worth working through the following:
The City of Toronto's building permit process has improved measurably in recent years with the introduction of online submissions through the Toronto Building portal, but it remains a process that rewards patience and thorough preparation. Several points are worth knowing before you start:
We have completed enough projects in this neighbourhood to speak to the outcomes with reasonable confidence. A well-executed second storey addition on a Leaside bungalow typically produces a home worth $1.8 to $2.4 million at current market values, depending on the specific street, lot size, and finish level. The cost of the renovation combined with the original purchase price (for homeowners who have owned for a decade or more) still leaves meaningful equity relative to the finished value — which is why this project type continues to make financial sense in this neighbourhood even at current construction costs.
A full gut renovation of the main floor, without an addition, typically does not add as much absolute value as a second storey, but it meaningfully reduces deferred maintenance risk, lowers operating costs (heating, cooling, water), and produces a materially better quality of life for the years you remain in the house. For homeowners who are not planning to sell, the value calculation is different than a simple before-and-after comparison.
The condition that produces the worst financial outcome — and the one we try hardest to help clients avoid — is a partial renovation that addresses cosmetics without addressing the underlying mechanical and structural issues that will surface later. A kitchen renovation in a house with 60-amp service and original galvanized plumbing is a renovation that will be torn apart again in ten years. If the house needs to be opened up, open it up properly and address the things behind the walls while they are accessible.
Leaside bungalows are well-located, well-built for their era, and genuinely good candidates for transformation. The combination of generous lots, detached construction, and strong neighbourhood fundamentals makes the investment case compelling. But the projects succeed when they are planned honestly: with realistic budgets that include contingency, timelines that account for the full pre-construction phase, and a contractor who has done this work in this neighbourhood and can anticipate what the walls are going to reveal.
At Kopman Build, we have been working in Leaside since the beginning. We know what a second storey addition costs when it is done right, we know the permit process inside and out, and we know how to manage a project through the discoveries that always come up in a house of this age. If you are thinking about adding a second storey, doing a full renovation, or simply want an honest assessment of what your project would involve, reach out for a no-obligation consultation. We come to you, we give straight answers, and we do not pad our estimates to win the job.
Kopman Build has been renovating Toronto homes since 1999. No-obligation consultations — we come to you.
Request a Consultation