The Real Cost of a Whole Home Renovation
If you’re thinking about renovating your entire home, you’ve probably already discovered how hard it is to find clear numbers. Every contractor seems to answer with, “It depends.” And truthfully—it really does. But as a builder whose managed dozens of full-home renovations across Wellington and Waterloo Counties, I can tell you what actually drives those costs, where you can save, and how to plan realistically from the start.
Average Cost Range
For a complete home renovation, expect a starting point of $150–$250 per square foot.
That means:
A 1,200 sq ft bungalow: $180,000–$300,000
A 2,000 sq ft two-storey: $300,000–$500,000+
This assumes you’re updating most rooms, re-doing kitchens and bathrooms, replacing flooring, trim, and paint, upgrading electrical and plumbing, and modernizing the interior finishes.
If you’re changing structure, expanding the footprint, or adding new systems (HVAC, insulation, foundation work, etc.), expect to move toward the higher end.
Where the Money Goes
1. Kitchen & Bathrooms
These are the biggest cost drivers.
Kitchens: $40,000–$80,000+
Cabinetry, stone counters, tile backsplash, new lighting, and appliance rough-ins all add up quickly.Bathrooms: $20,000–$40,000+
Custom showers, tile, plumbing fixtures, and waterproofing systems like Schluter can easily double costs if you choose premium materials.
2. Structural Changes
Any time walls move, beams get installed, or layouts are re-configured, engineering and labour increase dramatically. Structural work means:
Opening load-bearing walls
Reinforcing joists
Modifying rooflines
Each of those adds design, permit, and inspection layers.
3. Mechanical Upgrades
Older homes often need new wiring, plumbing, or HVAC systems to meet code and handle modern loads.
You won’t always “see” these costs, but they’re vital for safety and long-term performance.
4. Finishes & Materials
This is where homeowners have the most control. Flooring, tile, cabinetry, trim, lighting, and hardware all vary widely in price.
A small example: choosing engineered hardwood at $9/sq ft instead of vinyl plank at $4/sq ft can shift your total by tens of thousands on a large home.
5. Design & Permits
Expect $10,000–$30,000 for design, drawings, and permits, depending on complexity.
This phase ensures you start with clear plans, accurate quotes, and fewer surprises once work begins.
6. Site Conditions
Tight access, septic systems, uneven floors, or old wiring hidden behind plaster—all of these can affect costs. Older rural homes especially tend to hide a few “surprises.”
What Drives Costs Up
Changing your mind mid-project (the #1 budget killer)
Working without a detailed design plan
Custom everything (trim profiles, tile layouts, cabinetry)
Rushing schedules that force trades to work overtime
Poor existing infrastructure (outdated wiring, water damage, mold, etc.)
Tips to Keep Costs Down
Plan, don’t guess. Invest in proper design and pre-construction planning before swinging a hammer.
Bundle projects together. It’s cheaper to tackle everything at once than in phases years apart.
Reuse where possible. Good framing, existing layouts, or quality cabinets can sometimes be re-finished or re-painted.
Pick materials early. Locking in selections avoids delays and price jumps.
Be realistic. Have a clear budget range, plus a 10–15% contingency. Renovations always reveal something unexpected.
Final Thoughts
At V&M Construction, we always tell clients: the goal isn’t just to make your home look new—it’s to make it workbetter for your lifestyle. A well-planned renovation should feel seamless, solid, and worth every dollar when you walk through the door.
If you’re considering a full home renovation and want a clear, honest picture of what it could cost, reach out. We’ll walk you through options, design ideas, and realistic budgets before you make any commitments.
