Living space · West Oak, OakvilleA finished basement room with light plank floors, pot lights and a window, ready to furnish.
See the projectCustomers Rate us 5 out of 5
Customers Rate us 5 out of 5
Family rooms, guest suites and basement apartments across Hamilton.
A new side entrance with concrete stairs down to the basement, so the unit has its own way in.
Living space · West Oak, OakvilleA finished basement room with light plank floors, pot lights and a window, ready to furnish.
See the project
Bright rooms · East MiltonClean drywall, pot lights and a bigger window. Light and a way out are what make a basement room liveable.
See the project
Family owned since 2003We are a family-owned renovation company with offices in Oakville and Burlington. The people who design your basement are the people who build it.
We measure ceiling height, look for damp, check where an entrance could go and give you a rough range.
Layout, Code drawings and a fixed price, then the City of Hamilton permit application.
Excavation and concrete for a new entrance if needed, then framing, plumbing, electrical and ducts, inspected.
Insulation, fire-rated drywall where needed, floors, kitchen and bathroom.
Doors, trim, alarms and fixtures, the final inspection and the occupancy permit for a second unit.
“My husband and I went back and forth for two years about finishing our basement. Finally pulled the trigger with Gracia Makeovers and honestly wish we did it sooner. They added a bathroom down there too and the whole thing came out better than we imagined.”
“Gracia makeovers did an fantastic job with my basement washroom. The materials were amazing, and the team was super respectful and responsive.”
“We are over the moon with our new basement! Daniel and Elijah were fantastic to work with giving great suggestions and ideas on how to use the space and get the most out of it.”
5.0 on Google · rated by the homeowners we've built for
Costs, permits, timing and local details, for when you want the full picture.
Ranges by size and use, matching the estimator above. A family room sits at the low end; a full basement apartment sits at the top.
| Basement | Small Under 600 sq ft | Medium About 600 to 1,000 sq ft | Large 1,000 sq ft or more |
|---|---|---|---|
| Open family room One big space to relax, play or work out | $25K–$40K | $35K–$55K | $45K–$70K |
| Family room and bedroom Add a guest room or office with a closet | $35K–$50K | $45K–$65K | $55K–$85K |
| Basement apartment Kitchen, bedroom and living space for family or a tenant | $60K–$85K | $75K–$105K | $90K–$130K |
Rough ranges before HST, for planning only. Your exact price comes as a fixed quote after a free consultation.
Ranges from projects we have built, before HST
A second unit with a new side entrance is priced from the basement apartment row in the table.
Hamilton changed its zoning in May 2021 to allow additional dwelling units. Here is what that means for your basement.
In most single houses, up to two units inside the home plus one detached unit, such as a garden suite. A basement apartment is the most common.
The City has a team that reviews additional dwelling unit permits. We prepare the drawings to the Building Code and submit them.
Fire separation between the units, and smoke and carbon monoxide alarms on every floor, connected so one sets off all of them.
Bedroom windows big enough to get out through, and ceiling heights and room sizes that meet the Code.
Rules depend on your zone. In some, no extra space is needed if the existing parking stays. We check your lot first.
The City inspects the finished unit and issues an occupancy permit before anyone moves in. We book it and walk it with the inspector.
The City has also run incentive and forgivable-loan programs for new units. Ask us what is open when you start.
Stone or block foundations, low ceilings and older drains. Some can be finished as they are; others need the floor lowered to get enough height, which is a much bigger job. We measure and tell you honestly which one you have.
Postwar bungalows on the Mountain often have full-height basements and a side door already, which makes them strong candidates for a second unit.
Newer homes with poured walls and a bathroom rough-in from the builder. Finishing these is mostly about insulation, layout and a good bathroom.
Older homes with character upstairs and basements that need care: moisture checks, careful framing around old beams and ducts, and good lighting.
A valve on the main drain stops sewage backing up into the basement in heavy storms. The City's Protective Plumbing Program has offered grants of up to $2,000 for eligible homes. Check whether it is open before you book.
If there is a sump pit, we keep it reachable, can put the pump on its own circuit and recommend a battery backup before finished floors go in.
Waterproof vinyl plank on a dimpled membrane and plywood subfloor, so a leak means drying out, not tearing out.
Yes. We work across Hamilton, including the lower city, the Mountain, Stoney Creek, Ancaster, Dundas, Binbrook and Waterdown, from our Burlington office.
The table above shows our range for a basement apartment, before HST. A unit needs a kitchen, a bathroom, fire separation, connected alarms and usually its own entrance, which is why it costs more than a finished basement. We confirm your lot allows one, then give you a fixed quote.
Yes, in most houses. Hamilton has allowed additional dwelling units since May 2021. The unit needs a building permit, fire separation, connected alarms, proper windows and an occupancy permit before anyone moves in.
A second unit needs its own way in. Some homes already have a side door that works; others need a new entrance dug beside the house with concrete stairs, which is often the biggest single cost.
Often, yes, with careful planning around beams and ducts. If it is too low for a bedroom or a second unit, the floor can be lowered, but that is a much bigger job. We measure and tell you at the first visit.
A backwater valve, a sump pump with a backup, and floors that can get wet. The City's Protective Plumbing Program has offered grants toward a backwater valve for eligible homes; check whether it is open.
Four to six weeks on site for a finished basement. A second unit with a new entrance takes longer, often two to three months, plus the permit.
Yes. Four years on our workmanship, plus the manufacturers' warranties on flooring, fixtures and appliances.
We serve Hamilton from our Burlington office.
1. Free consultation at your home
2. A fixed quote, with every finish listed
3. We build, then walk through it with you
Burlington Home Renovation Contractors by Gracia Makeovers
466 Dynes Rd, Burlington, ON L7N 2T7
416-300-8212
Gracia Makeovers designs and builds kitchens, bathrooms, basements, additions and whole-home renovations from offices in Oakville and Burlington.
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