Our Work

Seven hundred basements. Every one finished at the price we quoted.

Legal suites earning rent, in-law suites keeping families together, home theatres, offices and gyms. Real projects across Durham Region and Toronto, with the scope, timeline and outcome for each.

700+

Projects completed across the GTA

20+

Years building in Durham and Toronto

4.7★

Google rating from verified reviews

7yr

Warranty on every project we finish

Unfinished Pickering basement before BCR Basements began work
Before: no below-grade access at all
Bedroom in the finished Pickering legal basement apartment
Bedroom
Kitchen appliances installed in the Pickering legal basement suite
Appliances included
Finish detail in the Pickering legal basement suite
Detail
Finish detail in the Pickering legal basement suite
Detail
Finished legal basement apartment in Pickering Ontario built by BCR Basements
After: the finished two-bedroom suite
Could my basement rent like this?Six questions. See what mine would earn.
Legal basement apartment

Pickering · a two-bedroom suite built to rent, entrance and all

This one sits at the upper end of what a legal suite costs in the GTA, and the reason is visible from the outside. The house had no below-grade access, so the entrance was excavated from scratch: retaining walls, a proper stairwell, drainage and waterproofing before a single interior wall went up. Four egress windows followed. Neither of those things appears on a twenty-minute free quote, and both of them have to be right or the suite is not legal.

Project typeLegal basement apartment
LocationPickering, Durham Region
Layout2 bedroom, 1 bathroom
EntranceBelow-grade separate entrance
Egress windows4 installed
AppliancesIncluded in the build
Rental income$2,300 per month
Total investment$164,000

Scope of work

Below-grade separate entrance: excavation, retaining walls, stairwell, drainage and full waterproofing

Four egress windows cut and installed with window wells to Ontario second unit spec

Two bedrooms and a full bathroom framed, insulated and finished

Complete kitchen with all appliances supplied and installed

30-minute fire separation between the suite and the principal dwelling

Dedicated electrical, independent HVAC and interconnected smoke and CO detectors

Building, electrical and plumbing permits, second unit registration and final city sign-off

Why this one cost $164,000

A typical GTA legal suite runs $70,000 to $110,000. This project carried a below-grade entrance excavated from nothing and four egress windows rather than the usual two, plus every appliance. Those three things account for most of the gap. The price was fixed before work started and it did not move.

What it returns

Monthly rent$2,300
Annual, gross$27,600
Payback on $164,000About 6 years
After thatIncome, plus the value sitting in the house

Six years is longer than the four to six a standard suite takes, because the entrance excavation and four egress windows added cost that does not add rent. The owner accepted that trade for a suite that is legal, permitted and signed off.

Unfinished basement before BCR Basements built the in-law suite
Before: bare concrete and open joists
Double-door below-grade entrance with glass cover built by BCR Basements
The double door
Bedroom with a large window in a BCR Basements in-law suite
Bedroom and window
Bathroom with heated floors in a BCR Basements in-law suite
Main bathroom
Finish detail in an in-law suite by BCR Basements
Detail
Finished in-law suite kitchen built by BCR Basements
After: the kitchen she picked as her favourite
Erica, in her own words · 11 min
Could my basement do this for my family?Six questions. See what mine could become.
In-law suite

She moved into the basement so her daughter could afford the house

The plan came from her daughter: she would take the upstairs, and her mother would live below. Before she agreed to any of it, she sat with the question most people skip. Could she actually be happy down there, for a long time, and could her adult son, who has special needs, settle in a place that was new to him?

That question set the whole design. The five egress windows and the double-door entrance are usually written up as a code requirement and an upgrade. Here they were the brief. He loves being outside, and the first thing he did when he walked in was go straight to the big window and look up.

“He went straight to the big windows, and he looked out and he looked up, and I could just see him smiling. It is not like a basement. It does not feel like a basement. It is so bright, and the windows make a big difference, and the double door makes a big, big difference. So that gives me peace, because I know my son is going to be happy here.”

Erica · Durham Region

Project typeIn-law suite
LocationDurham Region
Size1,100 sq ft
Layout2 bedroom, 2 bathroom
EntranceDouble-door below-grade entrance
Egress windows5 installed
AppliancesBosch, supplied and installed
Total investment$264,341

Scope of work

Double-door below-grade entrance with a glass cover over the stairwell, for light and for a real front door rather than a basement hatch

Five egress windows, sized and placed so every habitable room has daylight and a view out

Natural stone window wells and a matching stone sidewalk to the entrance

Two bedrooms and two full bathrooms, heated floors in the main bathroom

Open kitchen with a Bosch appliance package, positioned to see through to the living area

Level thresholds and clear, simple circulation so the layout is easy to learn and easy to navigate

Fire separation, independent HVAC, dedicated electrical, interconnected detectors

All permits, inspections and final city sign-off managed by BCR

Why this one cost $264,341

Scale. 1,100 sq ft with two bedrooms and two full bathrooms is close to double a standard suite

Excavation and stonework. A double-door below-grade entrance, a glass stairwell cover, natural stone window wells and a stone sidewalk

Five egress windows. Each one a cut through the foundation with its own well and drainage

Finish level. Bosch appliances, heated bathroom floors, and a standard matched to the house above

A standard in-law suite in the GTA runs $60,000 to $95,000. This one was never going to sit there, and she knew the number before a shovel went in the ground. It was fixed, and it did not move.

What she was really buying

Erica researched three companies before choosing. What decided it was not the price, and she is direct about that. It was that questions came back with explanations and examples instead of reassurance.

“My questions were answered, and not only answered, but examples were given. You were able to explain to me what this really means. That is what separates BCR.”

Erica · Durham Region

Read the full transcript11 min video

My husband and I were thinking, what do we want to do when he retires? We love it here so much, but do we sell and buy something else? Then my daughter came with a picture, and I thought, okay, she could have upstairs and we will live in the basement. So in my head I started thinking about how I would live down here. Would I be happy down here? Is this a place I want to stay for a long time? And I decided yes, because I want my daughter to be able to afford a home. She has a child and I want to be close to them.

What was important for us is that this basement needs to be functional. This is going to be my home. I have an adult child with special needs. It takes such a long time for him to get used to new places. So I thought, if we are going to be here, how is this going to be functional for him?

I had a dollar sign in my head that I was willing to put into this space, but would that be enough? Could I get within that price range, or was I going over it? So price was a big thing. Who is going to be honest enough to tell me what this space is going to be like?

We decided to research contractors to the standard we expect, and we came up with three companies that stood out. What stood out with BCR is that my questions were answered, and not only answered, but examples were given. I would ask a question, and the answers would come back with examples and explanation. You were able to explain to me what this really means. And we would go and check whether the answers BCR gave us were right. That is what separates BCR.

I am very pleased with the quality of work. I still cannot believe this is my basement, because it is totally a different space. I feel like I am the only client BCR had. While you were doing my work, I felt I could always reach you, always ask questions, and get answers back. That comforted me and made me feel like I was spending my money where I needed to spend it.

BCR was able to sit down with me and say, yes, you can get what you want, but this is what it will cost. You could get this, or you could get this. Compromising and understanding where I stand as a client was very important to me. I did not feel rushed into anything. I felt I had an opportunity to think, to come up with a decision, to have a discussion. It was deep thinking that was put into everything that happened here.

Windows are important. Outside is very important to my son. He loves to be outside. We brought him in, and the first thing he went to was the big windows. He looked out and he looked up, and I could just see him smiling. He went into his bathroom and said, this is your bathroom, it is going to be your bathroom. I brought him into his room and he went straight to the window and looked out, and he can see outside. That gives me joy, because I can see he is comfortable. The things that make him happy are here.

It is not like a basement. It does not feel like a basement. It is so bright, and the windows make a big difference, and the double door makes a big, big difference. So that gives me peace, because I know my son is going to be happy here.

I am amazed by some of the thoughts that come into your head. When I ask, you have already thought about it and you already have an answer. It helps that the contractor we hire is thinking of my whole family, not just me, because this is a huge investment for me. To take it on like it is your own, those are some of the unique things about BCR.

The first time you came into my home with all of your stuff, we sat at my dining room table and you had your computer out. I was asking a lot of questions, and my daughter said, do not follow him so hard. But I wanted to know, and you made me feel comfortable enough to ask anything. My grandson was running around making all kinds of noise and it did not even faze you. You just sat and listened and answered all the questions.

The people you brought in to work are very respectful. I have not seen any inappropriateness. They respect my property, they respect that we still live upstairs, they always knock. If they need something they come and ask, they do not just take. That is important to me, and the relationship becomes more comfortable and more solid.

I love everything about my basement. If I have to choose the two places I am totally in love with, it is my kitchen and my main bathroom.

Erica · Durham Region · recorded on site after completion

Unfinished basement in a new Oshawa home before BCR Basements began work
Before: bare concrete and open joists
Open concept kitchen in the finished Oshawa legal basement suite
Open concept kitchen
Living area in the finished Oshawa legal basement suite
Living area
Bedroom in the finished Oshawa legal basement suite
Bedroom
Bathroom in the finished Oshawa legal basement suite
Bathroom
Finished legal basement apartment in Oshawa built by BCR Basements
After: the finished suite
Could I do this in my basement?Six questions. Find out what mine would rent for.
Legal basement apartment

Oshawa · a rental suite carved out of a new build, with a room kept back for the family

The homeowners wanted rental income but did not want to give up the whole basement to get it. So the plan split the floor: 850 square feet became a self-contained one-bedroom suite, and 150 square feet was framed off as a living room the family kept for themselves, with its own access. The entrance already existed, which saved the excavation cost that pushes so many suites over budget.

Project typeLegal basement apartment
LocationOshawa, Durham Region
Suite size850 sq ft
Layout1 bedroom, 1 bathroom, open concept
Kept by the owner150 sq ft separate living room
EntranceExisting separate entrance used
Egress windows1 new window installed
AppliancesIncluded in the build
Rental income$1,800 per month
Total investment$138,360

Scope of work

Full legal suite: open concept kitchen and living area, one bedroom, one bathroom

A separate 150 sq ft living room framed off and retained by the homeowner, with its own access

One new egress window cut and installed with a window well

Existing side entrance assessed, upgraded and brought into compliance rather than replaced

Complete kitchen with all appliances supplied and installed

Fire separation, independent HVAC, dedicated electrical, interconnected smoke and CO detectors

Built to the current Ontario Building Code in full, with no reliance on compliance alternatives

All permits, inspections, second unit registration and final city sign-off

A new house is harder, not easier

This home was under five years old, and that changes which rules apply. Ontario allows older houses to use compliance alternatives for a second unit, which is why a 1.95 metre ceiling can be acceptable in a 1970s build. A house this new does not get that. It has to satisfy the current Ontario Building Code in full. Most homeowners assume a newer basement is the simpler job. It is usually the stricter one, and it is worth knowing before you take a quote from someone who has not checked the age of your house.

What it returns

Monthly rent$1,800
Annual, gross$21,600
Payback on $138,360About 6.4 years
PlusA 150 sq ft living room the family still uses
Unfinished basement before BCR Basements built the Paul family in-law suite in Millbrook Ontario
Before: bare concrete and open joists
Kitchen island in the Paul family in-law suite built by BCR Basements
The island
Living area in the Paul family in-law suite
Living area
Bedroom in the Paul family in-law suite
Bedroom
Kitchen in the Paul family in-law suite built by BCR Basements
Kitchen
Finished 1300 square foot in-law suite built by BCR Basements in Millbrook Ontario
After: the finished suite
Brian Paul on working with BCR · 3 min
Could my family live like this?Six questions. See what mine could become.
In-law suite · Video

One family under one roof, and thirteen hundred square feet to do it properly

Brian and his wife were working out where to go when he retires. Sell and move somewhere new, or stay. Then their daughter and son-in-law bought the house, and the answer became obvious: stay, and build downstairs. Their grandson would be upstairs.

Moving from a three-bedroom house into a basement suite takes some honesty about downsizing. Brian is direct that it did. He is equally direct that it was worth it.

“We continued to watch the project develop on time and on budget. So it was perfect. Timing and execution of a project is huge, and they set the timeline and made the renovation within that timeline, which is usually a horror story with a lot of contractors. This was no horror story. It was perfect first time.”

Brian Paul · Millbrook, Ontario

Project typeIn-law suite
ClientBrian Paul
LocationMillbrook, Ontario
Size1,300 sq ft
KitchenOpen plan with island
OutcomeThree generations under one roof
Total investment$185,532

Scope of work

Full self-contained in-law suite across 1,300 sq ft

Open plan kitchen with an island, sightlines through to the living area

Bedroom, bathroom and living space laid out for two adults downsizing from a three-bedroom house

Windows and layout planned around the view of the trees at the back of the property

Design strategy and drawings produced before pricing, then presented as a written plan

Fire separation, independent HVAC, dedicated electrical and interconnected detectors

All permits, inspections and final sign-off managed by BCR

What he means by turnkey

“They design, they recommend, you make the decisions, then they execute. They set the timelines, they work the plan, and they deliver the product on time and in a very professional manner.”

Brian Paul

That order matters and it is the whole method. Design first, recommendation second, homeowner decides third, BCR executes fourth. Most renovations go wrong because the deciding and the executing happen at the same time, on site, under pressure.

What it returned: not rent. Three generations in one house, and someone to watch the place while Brian and his wife travel, which he says is most of what they do now.

Read the full transcript3 min video

My name is Brian Paul and I hired BCR to complete our in-law suite basement apartment.

The main reason we transformed the basement into an in-law suite was we wanted to be one family under one roof. Our daughter and son-in-law and grandson wanted to buy this house, and we felt we wanted to be with them. There was enough space, it needed to be done, and we hired BCR to do a professional job of modifying the basement.

The experience working with BCR Design Build was quite amazing actually. Right from the very beginning, the design strategy and the design input from professionals made our decisions much better. The plan was articulated and set out in a nice, easy reading format, and we continued to watch the project develop on time and on budget. So it was perfect.

The best part of the basement so far is the kitchen, the island, the functionality of the kitchen, and even being able to look over and see the living area, and of course the magnificent view of the backdrop of the trees.

Moving from a three-bedroom house to a basement in-law suite will take some strategy around downsizing and bringing in the right things. But the positives outweigh the negatives. The positives were, we are with our family and we are with our grandchild. We also have someone to oversee our area when we are travelling, because that is what we are doing these days, a lot of travelling. All rolled up into one, it was a good decision for the Paul family to be able to be in one common area and enjoy life.

What I would say to someone considering a renovation with BCR is that it is a full service turnkey operation. They design, they recommend, you make the decisions, then they execute. They set the timelines, they work the plan, and they deliver the product on time and in a very professional manner. It is a beautiful basement apartment, and we could not be happier. If you want the best, hire them.

They are professional. Everyone in the team worked well, right from design concept input to better ways of doing construction, from Quacy to the trades coming in and doing the work. There is no question, if you want a professional job that looks great, they are the ones.

Again, timing and execution of a project is huge. They set the timeline and made the basement renovation within that timeline, which is usually a horror story with a lot of contractors. This was no horror story. It was perfect first time.

Brian Paul · Millbrook, Ontario · recorded on site after completion

What every project includes

The same four things, on all 700 of them.

01

Fixed price before we start

The number in your contract is the number you pay. We do the assessment first so the price is real, then it does not move.

02

A written date, with money behind it

One week late and we pay you $1,000. Every week after that, another $1,000. It is in the contract before we break ground.

03

Every permit and inspection handled

Building, electrical, plumbing, second unit registration and final sign-off. You never deal with the city.

04

Seven-year warranty

On materials and workmanship. And you do not pay the final amount until the work is right.

Where we build

Durham Region and Toronto.

We know the permit process city by city, because it is different city by city.

Oshawa

Permit process, rental income figures and typical costs for Oshawa basements.

Basements in Oshawa →

Whitby

Permit process, rental income figures and typical costs for Whitby basements.

Basements in Whitby →

Ajax

Permit process, rental income figures and typical costs for Ajax basements.

Basements in Ajax →

Pickering

Permit process, rental income figures and typical costs for Pickering basements.

Basements in Pickering →

Your basement could be the next one on this page.

Every project on this page started the same way. Ninety minutes on site, and a real number before anyone committed to anything.

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