450+ Projects Completed

Home Renovation in North York

One Contract for the Whole House.

Design, permits, trades and finishing for the entire house under one contract, one schedule and one project manager — at a price agreed before demolition starts.

Book Your Design Consultation

Fixed-price contract
5-year workmanship warranty
Permits and inspections handled

Why Homeowners in North York Choose Us

A whole-house project is not several small jobs. It is one sequence, and the order it runs in is what decides the cost.

One Contract, One Schedule

Every trade in the house is scheduled by the same project manager, so nobody is waiting on somebody else you had to hire.
A Price That Does Not Move

Scope, allowances and exclusions written down before demolition. Changes are approved by you in writing before any work happens.
Permits and Approvals Handled

Zoning review, permit applications, committee of adjustment and inspections are ours to manage, not yours to chase.
5-Year Workmanship Warranty

Backed in writing and by full liability insurance, across every room we touched.

Houses We Have Rebuilt

15+ Years in the GTA

Home Renovation, Priced Before the Work Starts

Renovating a whole house is mostly a sequencing problem. Structure before mechanical, mechanical before insulation, insulation before drywall — get the order wrong and the same wall gets opened twice, at your expense.

One team, one sequence, one contract. That is why a fixed price can hold across a project this size: nobody is bidding a room they have not seen against a drawing they did not read.

North York keeps us busy with mid-century houses that have already been extended once: side-splits with additions from the 1980s, bungalows with basements finished by a previous owner, and panels that were never sized for what the family plugs in now.

Coordinating trades yourself
Quotes that stop where the next trade starts
Permits left to the homeowner
A schedule nobody owns

One project manager for the house
A fixed price with written allowances
Permits, approvals and inspections handled
Five-year workmanship warranty

Get A Free Quote

What You Sign With Us, and What You Usually Sign

The difference between a fixed-price contract and an estimate shows up halfway through the job, when the walls are already open.

The Safe Choice

Fixed-Price Contract

Scope, allowances and exclusions in writing. Changes approved by you before any work happens.
5-Year Warranty

Workmanship covered for five years, in a document you keep.
Full Management

Permits, approvals and inspections handled end to end.
One Point of Contact

A project manager who knows your project, not a rotating call centre.

Estimate Only

A number on a page that grows once the materials are ordered.
1 Year Limited

Cover that expires about the time problems appear.
Homeowner's Job

"You pull the permit, I will build." Delays become your problem.
Whoever Answers

Different trades, different answers, no one accountable for the whole.

Home renovated by True Form Construction

Whole-Home Renovations

The full house, taken in one sequence: structure, mechanical, insulation, drywall and finishing, room by room in the order that only needs one pass.

Structural changes, wall removals and beam work where the framing allows it
Plumbing, electrical and HVAC brought up to current code across the house
Kitchen, bathrooms, flooring, trim and paint as one finishing programme

Open-Concept Conversions

Taking down the wall between the kitchen and the living room is a structural job, not a demolition job. It needs a beam sized by an engineer, a permit, and somewhere for the services in that wall to go.

We price the beam, the permit and the rerouting together, because separating them is how the number moves later.

Additions and Second Storeys

Where the house has run out of room, an addition brings zoning, committee of adjustment, foundations and tie-ins to the existing structure into the project. All of it goes in the same contract and the same schedule.

Start With a Fixed-Price Renovation Quote

Tell us the house, the scope and the timing. You get a written price with the allowances spelled out — no site visit obligation, no pressure.

Get Start Now!

01

Consultation and Walkthrough

We walk the whole house, listen to what is not working, and separate what you want from what the building will actually allow.
02

Design and Drawings

Floor plans, elevations and 3D views for the house as a whole, so the rooms are designed against each other rather than one at a time.
03

Fixed-Price Contract

One itemised price for the project, with allowances, exclusions and a schedule that shows which rooms are out of use and when.
04

Permits and Approvals

Zoning review, the permit application to the City of Toronto, engineering where structure moves, and committee approvals where they are needed.
05

Build and Walkthrough

One project manager from demolition to final finishing, closing with a walkthrough and a deficiency list cleared before you sign off.

Built for North York Homes

Most North York homes are 1950s and 60s bungalows and side-splits, with newer infill filling the gaps between them, and a whole-house project is where every decade of previous work finally meets in one place.

Get a Quote

Older Homes, Honest Answers

Aluminium wiring, an undersized panel, or a load-bearing wall exactly where the open plan wanted to go — across a whole house, finding it early is what keeps the schedule honest.

We open what can be opened before pricing and put the rest in the contract as allowances, so the budget bends where it was designed to bend.

Living Through It, or Not

Some clients move out for eight weeks; others stay in half the house. Both work, but they are different schedules and different prices, and the choice belongs at the start.

We will tell you honestly which rooms will be unusable, and for how long, before you decide.

Permits Without the Runaround

Structural changes, additions and anything touching plumbing or electrical need a permit. North York sits inside the City of Toronto, so the permit goes through Toronto Building like any other address in the city.

We prepare the drawings, file the application, book the inspections and build to what was approved.

Homes We Have Rebuilt

What North York Homeowners Say

Book Your Design Consultation

Limited time: a complimentary 3D design package with every booked consultation.

Get Start Now!

Featured at

Other Services We Offer in North York

Bathroom renovated by True Form Construction

How much does a home renovation cost in North York?

It depends on the square footage, how much structure and mechanical work moves, and the level of finish. The number worth comparing is the one attached to a written scope with allowances in it, because two quotes for "the whole house" are rarely describing the same work.

How long does a whole-home project take?

Three to six months on site for most houses, with design and permits ahead of that. The schedule is agreed before the contract is signed, room by room, so you know what is unusable and when.

Can we live in the house during the work?

Often yes, in stages, with the work area sealed off and a working kitchen or bathroom kept for as long as the sequence allows. For a full gut it is usually cheaper and faster to move out, and we will say so rather than sell you the harder version.

Do I need permits for all of it?

For structural changes, additions, and anything that moves plumbing, electrical or HVAC — yes. North York sits inside the City of Toronto, so the permit goes through Toronto Building like any other address in the city. We file the applications and build to what was approved.

Do you work outside North York?

Yes. We take on whole-home projects across the GTA, including Vaughan, Richmond Hill and downtown Toronto, with the same fixed-price contract and the same five-year workmanship warranty.

What happens if something unexpected is found?

It goes to you as a written change order with a price, before the work happens. That is the point of allowances: the surprise costs what it costs, but it never arrives as an invoice you did not agree to.

Renovating Homes Across North York

We renovate houses across North York, from Willowdale, Bayview Village, Don Mills and Lawrence Manor — semis, detached homes and townhouses, some of them a century old and some of them younger than the mortgage.

The bigger the project, the more the result depends on sequencing and paperwork rather than on taste. That is the part we take off your desk.

Lot sizes here are generous by city standards, which is why so many North York projects turn into a bigger conversation than the one they started as. We price the possibility as well as the wish.

450+ Projects Completed

Get Your Fixed-Price Renovation Plan

Design, cost, timeline and scope defined before anything is torn out. No moving targets, no surprise invoices.

Dedicated in-house team
5-year workmanship warranty
Fixed-price, fixed-scope planning

Get My Fixed-Price Renovation Plan

Take The First Step Towards Your Goals

Our Design-Build Service locations

If you are ready to get to know us better, we will be happy to provide you with our high-quality design build services around the Greater Toronto Area.