The Beaches is built on early 20th century cottages and lakefront family homes — charming, tight-lotted, and fiercely loved by the young families who own them. A second storey addition is the neighbourhood's most practical answer to needing more space: double your square footage while keeping your address, your boardwalk, and the character that makes the street worth staying on.
Adding a second storey to a Beaches cottage or bungalow is not the same as building one on a larger suburban lot. The homes here were built in an era before modern structural codes, lots are tight, and street access near the boardwalk can be constrained. Kopman Build has worked on Toronto's older housing stock for over 25 years and understands how to assess, reinforce, and build on what is already there — without compromising the character that makes a Beaches home worth keeping.
Three things set Beaches second storey additions apart from a typical Toronto project: heritage-adjacent design expectations that demand careful material and roofline matching; compact lots that require precise sequencing of material deliveries and trades; and an active renovation market among young families who are still living in the home during construction. Kopman Build manages all three as a matter of course.
Dustin Kopman founded the company in 1999 after growing up working in construction through his family's firm, G& G Enterprise. That hands-on background means every project is managed by someone who understands the craft — not just the sales pitch.
A complete second floor over an existing single-storey cottage or bungalow — bedrooms, bathrooms, and circulation designed to feel like it was always there.
Adding a second storey over part of the footprint only — common on homes where a full addition would exceed lot coverage limits or budget.
Early 20th century Beaches homes often need first-floor structural upgrades before a second storey can be added. We scope and price this from the outset.
Roofline matching, cladding selection, and window proportioning to preserve the cottage character The Beaches is known for.
Full management of Toronto building permits, site plan reviews, and any Committee of Adjustment applications required for your specific lot.
Many Beaches second storey projects include a concurrent main-floor renovation. We scope and schedule both scopes together to minimize disruption and cost.
We visit your Beaches property, listen to your goals, and document the project in writing — scope, budget, and timeline.
A detailed line-item estimate with allowances and contingencies, so you know the number before committing.
We manage all permit applications, engineering consultants, and approvals — including any zoning review specific to your lot in The Beaches.
Full-time site supervision, weekly updates, and open-book cost tracking throughout the project.
Structured handover with all documentation, warranties, and a 12-month attendance window post-completion.
A second storey addition on a Beaches cottage or bungalow typically runs $350,000–$650,000+ depending on the size of the existing footprint, the level of finish, and whether structural upgrades to the existing first floor are required. Tight lots and heritage-adjacent character can add complexity. Kopman Build provides a detailed pre-construction estimate before any commitment.
Yes — and in The Beaches it is often a priority. Kopman Build works closely with designers to match rooflines, cladding, window proportions, and trim details to the original early 20th century cottage or family home aesthetic. A well-executed second storey addition should read as original from the street.
Yes. All second storey additions in Toronto require a building permit from the City of Toronto. Depending on your lot coverage and setbacks, a Committee of Adjustment minor variance application may also be required. Kopman Build manages the full permit and approval process, including any zoning review specific to The Beaches neighbourhood.
From initial consultation to occupancy, plan for 14–20 months in total. Permitting typically takes 4–8 months; construction on a second storey addition runs 8–14 months. Tight street access near the boardwalk and parking constraints on some Beaches streets can affect scheduling, and we factor this into your project timeline from the start.
Kopman Build builds second storey additions across The Beaches and Toronto. No-obligation consultation — we come to your property.
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