I got a call last month from a homeowner in Barrhaven. She’d been dreaming about her kitchen renovation for three years. Three years of Pinterest boards. Three years of putting it off. Why? She’d heard too many horror stories about contractors vanishing mid-project. That fear is real. And it’s valid. The Canadian residential renovation sector represents a $105-billion industry with over 525,000 jobs—plenty of good contractors exist, but finding them requires knowing what to look for.
- Kitchen renovations run 2-3 months on average; basements similar with proper planning
- Ottawa permits require $110 minimum fee plus 1.1% of construction value
- Budget $150-300 per square foot for most renovation work in Ottawa
- Always add 15% contingency for older homes—surprises happen
What Ottawa Homeowners Actually Want from a Renovation
Most renovation websites talk about “quality craftsmanship” and “attention to detail.” Meaningless phrases. What homeowners actually tell me when we sit down? They want three things: stay on budget, stick to timeline, and minimal chaos in their daily life. That’s it. Working with clients across Nepean, Orleans, and Kanata, I hear the same concerns repeated.
The budget anxiety runs deep. According to local Ottawa renovation data, most home renovations range from $150 to $300 per square foot. Cosmetic updates sit lower at $50 to $100 per square foot. Those numbers sound abstract until you multiply by your actual kitchen size. Suddenly that “ballpark estimate” gets very real.
Why Ottawa older homes cost more: Houses built before the 1990s often need additional work behind the walls—updated wiring, moisture remediation, insulation upgrades. I’ve learned to budget an extra 15% contingency for any home over 30 years old in this city.
The most common mistake I see? Homeowners focusing entirely on the finished look—the countertops, the tile choices—while ignoring the project management side. A gorgeous design means nothing if your contractor disappears for two weeks without explanation. Communication matters more than marble.
Kitchen, Bathroom, Basement: Where to Start Your Renovation
Not every renovation makes sense for every family. I’ve talked homeowners out of basement finishing when their real pain point was a cramped kitchen. Understanding types of work for professional craftsmen helps clarify which project addresses your actual needs versus a want that can wait.
| Renovation Type | Timeline | Disruption Level | ROI Potential | Best For |
|---|---|---|---|---|
| Kitchen | 2-3 months | High | Up to 100% | Families who cook and gather daily |
| Bathroom | 3-6 weeks | Medium | 60-70% | Homes with only one bathroom or outdated fixtures |
| Basement Finishing | 6-10 weeks | Low | 70%+ | Growing families needing extra space |
Here’s my honest take: if your kitchen makes you miserable every morning, start there. Daily frustration compounds. A basement rec room is nice, but you only use it sometimes. Your kitchen? Every single day.
Which renovation should come first?
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If you work from home:
Consider basement finishing first—create dedicated office space away from household activity.
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If you’re planning to sell within 5 years:
Kitchen renovation delivers highest ROI and strongest buyer appeal.
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If you have teenagers:
Basement rec room gives them space; you get your living room back.
The Renovation Process: From First Call to Final Walkthrough
I worked with Sandra last year—a retired teacher from Orleans who wanted to finish her basement. Simple project, she thought. Then we opened up the walls near her foundation and found moisture damage nobody knew existed. Three weeks of waterproofing work before we could continue. Her project finished four weeks late and slightly over budget. That’s the reality of older Ottawa homes.
Every renovation follows similar phases, but timelines depend heavily on permits. The City of Ottawa building permit process clearly states that processing times vary depending on application completeness and current volume. In my experience, budget 2-4 weeks just for permit approval—sometimes longer during busy seasons.
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Design finalization and material orders placed -
Permit application submitted and approved -
Demolition and rough-in work (electrical, plumbing) -
Cabinets, countertops, and fixture installation -
Finishing touches, inspection, and final walkthrough
The hidden timeline factor most Ottawa homeowners miss: According to Ontario Home Builders, Ottawa maintains a $110 minimum permit fee with renovations calculated at 1.1% of construction value. But the real cost isn’t money—it’s time. I’ve seen homeowners lose weeks because they assumed permits happen automatically.
Working with a contractor who manages all these phases—design through final inspection—eliminates the coordination headaches. I’ve built relationships with permit offices, inspectors, and suppliers across the Ottawa area over the years. When you’re ready to explore how Trehane Renovation handles projects from start to finish, the first conversation focuses entirely on your vision, your timeline, and your realistic budget.
Your Questions About Renovating in Ottawa
These come up in almost every consultation I do. Honest answers save everyone time.
Can we actually live in our house during a major renovation?
Usually yes, but plan for disruption. Kitchen renovations are hardest—no cooking for weeks. I recommend setting up a temporary kitchen in the basement or garage with a microwave, mini-fridge, and hot plate. Basement projects barely affect daily life since the work happens below.
How do I know a contractor won’t disappear mid-project?
Verify liability insurance and workers’ compensation coverage. Ask for references from projects completed within the last six months—not five years ago. Request a detailed payment schedule tied to milestones, never a large sum upfront. Trust your instincts during the first meeting.
What if we discover problems once walls are opened?
It happens. Older Gloucester and Nepean homes regularly reveal outdated wiring or water damage. A good contractor discusses contingency budgets upfront—typically 10-15% of project cost. No surprises, just honest planning.
Do all renovations require permits in Ottawa?
Not all. Cosmetic changes—paint, flooring, cabinet refacing—don’t need permits. Anything involving electrical, plumbing, or structural changes does. The City of Ottawa enforces Ontario Building Code compliance, and skipping permits creates problems when you eventually sell.
Beyond renovation basics, many homeowners discover related projects during planning. Understanding essential plumbing services for homeowners helps you ask better questions when evaluating contractors and understanding what your home truly needs.
Your Next Step
Before you contact any contractor
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Walk through your home and list what frustrates you daily—not what looks pretty on Instagram
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Research realistic budget ranges for your specific project type using local Ottawa data
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Prepare three questions about communication style and project management approach
The right renovation changes how your family lives in your home every day. Not how it photographs—how it functions. Start with the room that causes the most friction, budget realistically, and find someone who answers your questions before asking for money.