Basement demolition in Toronto

What happens on the day

A basement job is mostly a carry. The demolition itself is fast, and getting drywall, carpet and framing up a narrow stair is what takes the time, so we plan the route before we start.

• We walk the space with you from the stairs outward and agree what is being stripped and what stays.
• Flooring comes up first so nothing is walked over or buried: carpet and pad, then any glued or tile floor in scope.
• Drywall and ceiling finishes come down in sections and go straight to the load.
• Non-structural framing is cut apart and carried out in lengths that clear the stairwell.
• Insulation and vapour barrier that are in scope come off the walls and are bagged.
• We haul everything away in the same visit, so there is no bin sitting in the driveway.

What we take and what we do not

A partial strip-out is the finished layer of a basement: drywall, ceilings, flooring and the non-structural framing that holds them. Disposal is included in the posted price, from $2,500. If the floor is carpet, carpet and pad removal is posted at $0.75 per sq ft, $400 minimum. Tile and glued flooring is $3 per sq ft, $400 minimum, and disposal billed by weight.

Concrete, brick and soil are billed by volume, from $350 per cu yd, so tell us if the plan includes a raised slab, a block wall or a bar with a masonry base. Weight over the included allowance is $250 per tonne from the scale ticket.

We do not remove structural walls, beams or posts, and we do not disconnect plumbing, gas or wiring. We do not take asbestos, paint, propane or chemicals.

What changes the price

Basements are the job where photos matter most. The posted price, from $2,500, is the starting point for a partial strip-out, and these things move it:

• Finished area. A 600 sq ft basement apartment and a 1,200 sq ft finished floor are different loads.
• Ceiling height and layers. Low ceilings slow everything, and two layers of drywall or a plaster ceiling under drywall add to the debris.
• Stairs. A steep, narrow, enclosed stair with a turn is slower than a straight run, and a separate side entrance or walkout shortens the carry a lot.
• Flooring type. A floating floor lifts in minutes; glued tile or vinyl takes much longer.
• Wet bar, kitchenette or bathroom. Fixtures and cabinets add to the load, and the supply lines are for your plumber to cap.
• Weight. Tile, concrete board and masonry add weight quickly.

What you can do before we arrive

Anything out of the basement before we arrive is something we do not have to carry around.

• Move furniture, storage boxes, the washer and dryer and any items you are keeping to another floor or the garage.
• Shut off the water to any basement bathroom or bar, and have a plumber cap the lines if they stay live.
• Switch off breakers for the basement circuits and tell us which fixtures must stay powered.
• Take down shelving, curtains and wall-mounted TVs.
• Clear the stairs and the path to the door, and tell us if the basement has a separate entrance.
• Tell us about parking, and book the elevator or loading dock if you are in a condo building with a lower level.
• Same-day service is plus $50 when the schedule has room.

Toronto rules for a basement strip-out

Permits. The City of Toronto lists finishing a basement as work that needs a building permit if it includes structural or material alterations, heating or plumbing changes, excavation or foundations, underpinning, a new basement entrance or a second suite. It says a basement in a house can be finished without a permit if none of those apply. The same list includes "demolish or remove all, or a portion of a building". The page does not address stripping existing finishes, so ask Toronto Building about your exact scope, and plan for a permit if the new layout adds a suite or moves plumbing.

Asbestos. A house built before about 1990 can have asbestos in plaster, vinyl floor tile, popcorn ceilings and drywall joint compound, and Health Canada lists insulation near hot water pipes and tanks as another place it can appear. Health Canada also says vermiculite insulation may contain asbestos and that you should hire professionals trained to handle asbestos if you plan to renovate. We stop if we find suspect material or loose-fill insulation that looks like vermiculite. Testing is your cost, and we never remove asbestos.

Ontario Regulation 278/05 applies to constructors, employers and workers on a project whether or not asbestos is known or suspected. The owner of a private home occupied by the owner or the owner's family is exempt from the owner duties, but the people doing the work are not.

Plumbing and electrical. Plumber is a compulsory trade in Ontario, and only an electrical contractor with an Electrical Safety Authority licence can be hired to do electrical work in your home. Capping lines and disconnecting circuits is their job, not ours.