🏡 Second-Storey Additions in East Toronto: A Complete Guide

Renovation Resources

August 23, 2025

Second Storey Bungalow top up Freeman

🏠 Why Build Up Instead of Moving?

East Toronto neighbourhoods like East York, Danforth Village, and Scarborough Junction are full of post-war bungalows and one-and-a-half-storey homes. While charming, these houses often lack the space today’s families need.

 

Instead of moving to the suburbs, many homeowners are choosing to build up — adding a second floor or expanding living space above the garage. A second-storey addition lets you:

 

  • Stay in the neighbourhood you love

  • Add significant square footage without sacrificing yard space

  • Increase property value while modernizing an older home

  • Design for modern family living (open floor plans, larger bedrooms, ensuite baths)

📜 Zoning & Permit Considerations in Toronto

Building up is not as simple as just stacking on top. Toronto zoning bylaws and the Ontario Building Code set strict rules. Key factors include:

 

  1. Height Limits

    • Most residential zones in Toronto allow a maximum building height that varies by street.

    • Angular plane rules (setbacks that angle away from the street/laneway) may apply.

  2. Foundation & Structure

    • Many East York bungalows were built between the 1940s–1960s.

    • Foundations may need reinforcement or underpinning before supporting a new floor.

  3. Setbacks & Lot Coverage

    • Additions must comply with side yard setbacks and lot coverage percentages.

    • Properties on narrow lots may require variances.

  4. Permits

    • A building permit is always required.

    • In some cases, a Committee of Adjustment application is needed if zoning variances are requested.

👉 Resource: City of Toronto – Building Permits

💰 Cost of a Second-Storey Addition

Costs vary depending on design, finishes, and structural work. Broadly:

 

  • Basic Second-Storey Addition: $300K–$400K

  • Full Gut + Second Storey: $450K–$600K+

  • Over-Garage Addition: $120K–$250K, depending on garage size & structure

⚠️ Beware of oversimplified “$ per square foot” pricing. Every home is different, and older East Toronto houses often hide structural or mechanical surprises (plumbing, wiring, asbestos, insulation gaps).

 

👉 Resource: CHBA – Home Renovation Guide

🎨 Design Considerations

Adding a second floor isn’t just about more space — it’s about making your home feel cohesive. Key design strategies include:

 

  • Matching the Streetscape: Toronto bylaws encourage additions that respect neighbourhood character.
  • Open-Concept Main Floors: With new beams and joists, we can remove old walls for modern layouts.

  • Private Family Space Upstairs: Bedrooms, bathrooms, and laundry often move upstairs, freeing the main floor.

  • Energy Efficiency: Adding insulation and upgrading HVAC while walls are open is critical for long-term comfort.

🛠 Common Challenges

  • Living Through Construction: Second-storey additions often require families to move out temporarily.

  • Neighbour Concerns: Blocking sunlight or views can lead to Committee of Adjustment disputes.

  • Budget Pressures: Older homes often need unexpected upgrades (electrical panels, plumbing stacks, HVAC).

🔨 How Woodsmith Construction Handles It

Our Design-Build approach makes complex projects manageable:

 

  • Feasibility Review: We assess your foundation, structure, and zoning before design begins.

  • Custom Design Concepts: Multiple layouts with 3D renderings.

  • Transparent Budgets: Realistic estimates that account for East Toronto’s hidden challenges.

  • Full-Service Build: Our team manages permits, variances, and construction from start to finish.

  • Award-Winning Craftsmanship: Proven results in East End neighbourhoods.

At Woodsmith Construction, we integrate Design-Build Services, Construction Services, and Complete Home Renovations into every project — ensuring your addition blends seamlessly with the rest of your home.

 

📞 Ready to start planning your second-storey addition? Contact us today to schedule your consultation.

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