A whole-house renovation in Ottawa typically runs $135-$385 per square foot depending on whether it's a partial whole-house refresh or a true studs-out gut. This guide gives 2026 Ottawa pricing by home size, scope tier, and home age — with realistic budgets for 1,500, 2,000, 2,500, and 3,500 sq ft Ottawa homes.
Partial whole-house (kitchen + baths + flooring + paint, no structural): $135-$215/sq ft. Major whole-house (above + HVAC + electrical + some layout changes): $215-$295/sq ft. Full gut (studs-out, new mechanical/electrical/plumbing, layout changes): $245-$385/sq ft. Heritage gut with structural restoration: $325-$485/sq ft.
1,500 sq ft bungalow — partial $200K-$325K, major $325K-$445K, full gut $370K-$580K. 2,000 sq ft two-storey — partial $270K-$430K, major $430K-$590K, full gut $490K-$770K. 2,500 sq ft home — partial $340K-$540K, major $540K-$740K, full gut $610K-$960K. 3,500 sq ft home — partial $470K-$750K, major $750K-$1.03M, full gut $860K-$1.35M.
Pre-1960 homes: highest cost — knob-and-tube wiring (full replacement $15K-$45K), galvanized plumbing ($12K-$35K), possible asbestos ($5K-$25K abatement), foundation issues common ($10K-$85K), often heritage-controlled. 1960-1990 homes: aluminum wiring remediation ($8K-$22K), original windows ($25K-$65K replacement), older HVAC ($12K-$25K). Post-2000 homes: lowest surprise cost — most updates already done.
Demolition: 5-8% ($30K-$70K). Structural/framing: 8-12% ($45K-$105K). Roofing: 3-5%. Windows & doors: 8-12%. HVAC: 6-10% ($35K-$85K). Plumbing: 5-8%. Electrical: 5-8%. Insulation/drywall: 6-10%. Flooring: 5-9%. Kitchen: 12-18% ($65K-$165K). Bathrooms: 8-12%. Paint/finishes: 4-7%. GC overhead/markup: 15-22%. Permits/design: 6-10%.
Partial whole-house: 16-26 weeks. Major whole-house: 26-40 weeks. Full gut: 36-60 weeks. Heritage gut: 48-72 weeks. Most Ottawa whole-house projects require homeowners to move out (3-12 months rental) — budget $2,200-$4,500/month for comparable temporary housing.
2026 ranges: partial $135-$215/sq ft, major $215-$295/sq ft, full gut $245-$385/sq ft. A typical 2,000 sq ft Ottawa full gut: $490K-$770K.
Tear-down + new build in Ottawa runs $325-$525/sq ft for mid-range custom. If a full gut exceeds $325/sq ft on a 2,000 sq ft home, demolition and new construction often makes more financial sense — plus you get a new Tarion warranty.
Full gut: 36-60 weeks construction + 8-16 weeks for permits and design. Most Ottawa full-gut projects total 12-18 months from contract to move-in. Heritage homes add 4-6 months.
For partial whole-house (cosmetic + finishes only), some homeowners stay through phased work. For full gut renovations with no working kitchen/bathroom and active demolition, moving out is almost always required — budget $2,200-$4,500/month rental for 6-12 months.
Partial: 15%. Major: 20-25%. Full gut: 25-35% (older Ottawa homes especially — knob-and-tube, asbestos, foundation surprises all common). Heritage: 30-40%.