Ottawa condo renovations cost 10-25% more than equivalent freehold work due to board approvals, freight elevator scheduling, common-element protection, after-hours work restrictions, and the complexity of working around shared mechanical systems. Here's 2026 pricing and what to expect.
Cosmetic refresh (paint, flooring, fixtures): $45-$95/sq ft. Mid-range (kitchen + bath updates): $115-$215/sq ft. Premium (full kitchen, both bathrooms, layout changes): $185-$285/sq ft. Luxury (designer finishes, custom millwork, high-end appliances): $265-$425/sq ft. Penthouse-level work: $385-$585/sq ft.
650 sq ft 1-bedroom: cosmetic $30K-$60K, mid-range $75K-$140K, premium $120K-$185K. 900 sq ft 2-bedroom: cosmetic $40K-$85K, mid-range $105K-$195K, premium $165K-$255K. 1,400 sq ft 3-bedroom: cosmetic $65K-$135K, mid-range $160K-$300K, premium $260K-$400K. Penthouse 2,000+ sq ft: $390K-$1.2M depending on tier.
Board approval fees: $500-$2,500 (some condos charge $5,000+ for major work). Freight elevator booking: $300-$800/day. Common-element protection (floors, walls, elevators): $1,500-$5,000. After-hours work surcharge (most condos restrict to 9am-5pm M-F): 20-35% premium. Material delivery scheduling premiums: $500-$1,500. Hard floor underlay (most condos mandate STC-rated underlay): $4-$9/sq ft. Mandatory licensed plumber for any water shutoff coordination: $500-$1,500.
(1) Detailed renovation application with scope, drawings, contractor info. (2) Proof of $2M+ contractor liability + WSIB clearance. (3) Schedule of work limited to 9am-5pm M-F (no weekends/evenings). (4) STC-rated underlay for hard flooring. (5) No alterations to common elements (load-bearing walls, exterior windows, balcony, building HVAC). (6) Permit copies for any work requiring city permits. (7) Damage deposit (refundable) of $1,000-$5,000. (8) Insurance certificate naming condo corporation ...
Common elements: exterior walls, balcony, windows (sometimes), main entry door (sometimes), building plumbing risers, building HVAC. Some condos restrict: hardwood floors (require STC underlay), in-wall plumbing changes (need board approval), electrical panel changes, gas appliance installations. Always check declaration and bylaws BEFORE designing — many Ottawa condo renovations stall when boards reject already-designed plans.
2026 ranges: cosmetic $45-$95/sq ft, mid-range $115-$215/sq ft, premium $185-$285/sq ft, luxury $265-$425/sq ft. A typical 900 sq ft 2-bedroom mid-range condo reno: $105K-$195K.
Board approval fees, freight elevator booking, common-element protection, after-hours work restrictions (9-5 M-F only), mandatory STC-rated flooring underlay, condo-required licensed plumber for water shutoffs, and longer schedule from restricted working hours. Net effect: 10-25% premium over freehold.
Yes for almost any renovation beyond paint and minor fixture swaps. Typical requirements: written application, contractor proof of insurance and WSIB, scope and drawings, permit copies, damage deposit. Board review takes 4-12 weeks.
Yes if your declaration permits hard flooring, AND you install STC-rated acoustic underlay (most Ottawa condos require STC-72+). Some condo declarations restrict hardwood to certain rooms only (kitchens/baths permitted, bedrooms/living rooms must remain carpet for sound).
Only if (a) the wall is non-structural AND (b) the wall is not a common element AND (c) you have board approval and a city building permit. Structural walls in condos almost never can be removed because they support the building above.