This comprehensive cost breakdown covers a whole home renovation of a 1978 split-level in Nepean's Centrepointe neighbourhood. The 2,200 square foot home had original everything — kitchen, bathrooms, flooring, windows, furnace, and electrical panel. The homeowners purchased the home for $580,000 and budgeted $220,000 for renovations, ultimately spending $245,000.
This comprehensive cost breakdown covers a whole home renovation of a 1978 split-level in Nepean's Centrepointe neighbourhood. The 2,200 square foot home had original everything — kitchen, bathrooms, flooring, windows, furnace, and electrical panel. The homeowners purchased the home for $580,000 and budgeted $220,000 for renovations, ultimately spending $245,000. The post-renovation value was assessed at $890,000 — a net equity gain of approximately $65,000 over the total investment. More importantly, the homeowners have a home perfectly suited to their needs in an established neighbourhood they love.
Kitchen renovation: $62,000 — Wall removal and structural beam ($7,500), custom cabinetry ($18,000), quartz countertops ($7,500), tile backsplash ($2,500), appliances ($9,000), flooring ($4,000), plumbing ($3,500), electrical ($4,000), painting and trim ($3,000), and permits ($3,000). Primary bathroom renovation: $32,000 — Curbless shower with tile ($8,000), double vanity with quartz ($5,000), heated floor ($2,200), fixtures ($2,500), tile work ($6,000), plumbing ($3,500), electrical ($2,000), ventilation ($500), and finishing ($2,300). Second bathroom renovation: $18,000 — Tub/shower combo with tile surround ($4,000), new vanity ($2,000), toilet ($500), fixtures ($1,200), tile floor ($2,500), plumbing ($3,000), electrical ($1,500), and finishing ($3,300). Powder room update: $5,500 — Pedestal sink ($800), new toilet ($500), wallpaper accent wall ($600), new light fixture ($400), and finishing ($3,200). Flooring throughout: $16,000 — Engineered hardwood on main level and upper level (1,200 sq ft at $10/sq ft installed), LVP in lower level (400 sq ft at $8/sq ft installed), and tile transitions ($800). Windows and doors: $28,000 — 18 vinyl triple-pane windows ($22,000), new front entry door ($3,500), and 2 patio doors ($2,500 total installation). Electrical upgrade: $12,000 — 200-amp panel upgrade ($3,500), new circuits throughout ($4,000), pot lights on main floor ($2,500), and exterior lighting ($2,000). HVAC: $14,000 — High-efficiency gas furnace ($5,500), central AC ($4,000), HRV installation ($3,000), and smart thermostat ($500), plus permits ($1,000). Insulation: $8,500 — Blown-in cellulose in exterior walls ($4,000), attic insulation top-up to R-60 ($2,500), and basement rim joist spray foam ($2,000). Painting: $6,000 — Interior painting of all rooms, ceilings, and trim. Exterior: $15,000 — Soffit and fascia replacement ($4,000), eavestrough ($2,000), front porch repair ($3,000), exterior painting ($4,000), and landscape cleanup ($2,000). Basement updates: $8,000 — Flooring replacement ($3,000), painting ($1,500), lighting upgrade ($2,000), and bathroom fan replacement ($1,500). Miscellaneous and contingency: $20,000 — Asbestos abatement in floor tiles ($4,000), lead paint remediation ($2,500), structural repairs discovered during renovation ($5,000), unforeseen electrical issues ($3,000), and various change orders ($5,500).
The renovation was completed in 5 phases over 7 months: Phase 1 (Month 1–2): Demolition, hazardous material abatement, structural work, and rough-in for all trades. The family moved to a rental apartment for this phase ($2,800/month, included in miscellaneous costs). Phase 2 (Month 2–3): Insulation, drywall, windows, and HVAC installation. Phase 3 (Month 3–4): Kitchen and bathroom construction. The family moved back home, using the basement and powder room. Phase 4 (Month 5–6): Flooring installation, painting, trim work, and finishing throughout. Phase 5 (Month 6–7): Final fixtures, appliances, electrical finishing, exterior work, and cleanup. A general contractor managed the entire project for a management fee of 15% (included in the line items above). This fee covered scheduling all sub-trades, managing permits and inspections, procurement, and quality control.
The $25,000 budget overrun (from $220,000 to $245,000) came from several discoveries: Asbestos in original floor tiles and some insulation: $4,000 for testing and professional abatement. This is common in pre-1980 Ottawa homes and should be assumed in any budget. Lead paint on original trim and window frames: $2,500 for remediation. Also common in pre-1978 homes. Structural issues in the split-level staircase area: $5,000 for sistering joists and reinforcing the landing. Years of settling had weakened the original framing. Electrical challenges: $3,000 in additional wiring costs due to the original knob-and-tube remnants and non-standard junction boxes that needed replacement. Change orders: $5,500 — the homeowners upgraded the kitchen backsplash ($1,200), added under-cabinet lighting ($600), and made several finish selections that exceeded the original allowances ($3,700). The key lesson: for 1970s homes, budget a minimum 20% contingency. Every wall that was opened revealed something that needed attention.
The homeowners spent $245,000 to renovate a home they purchased for $580,000, bringing their total investment to $825,000. The post-renovation assessment valued the home at $890,000 — an immediate equity gain of $65,000. More importantly, the homeowners have a home that meets all their needs in an established Nepean neighbourhood with mature trees, short commute to downtown, excellent schools, and a community they know and love. The alternative — selling and purchasing a newer home with comparable features — would have cost $900,000–$1.1M plus $40,000–$60,000 in transaction costs (realtor fees, land transfer tax, legal fees, moving costs). The renovation route saved approximately $115,000–$275,000 compared to buying equivalent. It also avoided the stress and disruption of selling, house hunting, and moving. The energy efficiency upgrades (windows, insulation, HVAC) reduced monthly heating and cooling costs from approximately $350 to $180 — a savings of $2,040 per year that will continue for decades.
For a comprehensive renovation of a 1978 home including kitchen, 3 bathrooms, windows, HVAC, electrical, flooring, and insulation, $245,000 is within the normal range of $150,000–$350,000 for Ottawa. The scope was extensive.
7 months from start to finish across 5 phases. The family lived in a rental for the first 2 months during demolition and rough-in, then returned home for the remaining phases.
Asbestos and lead paint remediation combined cost $6,500 — both common in pre-1980 Ottawa homes. Structural repairs ($5,000) were the other major surprise. Total unexpected costs were $25,000.
No. Buying a comparable home in a similar neighbourhood would have cost $900,000–$1.1M plus $40,000–$60,000 in transaction costs. The renovation saved $115,000–$275,000 compared to buying equivalent.
Monthly heating and cooling costs dropped from $350 to $180 — a 49% reduction. The combined cost of insulation ($8,500), windows ($28,000), and HVAC ($14,000) totaled $50,500, with annual savings of $2,040.