Basement Underpinning Contractors Markham
Full Planning & Project Management
Experience Over 15 Years
Insured & Licensed Underpinners
Basement Underpinning Contractors Markham
Basement underpinning in Markham typically costs $100 per square foot. - see breakdown It encompasses waterproofing and excavation works.
This investment enhances living space and increases your home's value.
You can recoup underpinning costs within 4 years transform basement into a rental unit. Average project with finishing costs around $100,000.
Top Benefits of Basement Underpinning
Structural Integrity
Basement underpinning process in Markham include uncovering hidden structural issues. They are professionally reviewed and must be approved by city inspectors. These problems correcting provides a safer foundation for your home. This ensures that your home would be structurally stable for decades to come.
Increased Basement Height
Basement renting in Markham requires special standards. First of all we are talking about ceilings height. Minimum required height is 6 feet and 5 inches but for comfortable living need 7 feet or higher. Basement underpinning can effectively raise basement height to compliance with rental regulations.
Smart Home Investment
Basement underpinning cost-effective alternative to expensive house adding. This is smart investment that allows you to expand living space in your home and significantly increase its value. You can also get return on your investment by renting out your basement.
Improved Waterproofing
Basement waterproofing is an integral part of underpinning works. It includes basement waterproofing and installation of drain systems. These steps will protect your basement and foundation from leaks and moisture damage, allowing you to avoid costly repairs.
Typical Services Included
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1. Replacement of Drains: Existing drain pipes are taken out during excavation and new ones placed under concrete slab. Injector pump may be needed.
2. Waterproofing walls: We put weeping tile system and the bottom of new footings and install delta membrane on exterior walls to protect from water.
3. Sump Pump Installation: All collected water is automatically thrown out by sump pump. It prevents basement from dampness.
4. Back Water Valve: This system protects drain pipes from sewer back up. It shuts down in case water starts flowing backwards.
5. Posts & Beams: Typically structural changes are assumed with future construction of the house. Beams and steels posts are installed.
Toronto Services
Concrete works and other
Services by Rock Basements
Basement Underpinning Process
Permits
Permits obtaining are necessary step in underpinning process.
We will guide you through the complexities of obtaining permits and ensure that your project complies with local building codes.
This will ensure seamless and hassle-free workflow.
Demolition
This step may not be necessary in homes with unfinished basements.
Responsibility of demolishing and space clearing for basement lowering falls to the homeowner or their general contractor.
Our project managers can provide separate quotes for demolition and debris removal. We prepare site for the underpinning process.
Sections
Basement underpinning in Markham must be done in sections to maintain structural integrity of the house.
Basement typically divides into 3 to 4 sections, 2 to 3 feet of the wall each. These sections are excavated and concreted separately.
This ensures that the house will remain structurally stable throughout the basement lowering process.
City Inspections
City inspection is mandatory after excavating each section. Inspector check depth, length, and form thickness before concrete pouring.
Modern requirements include confirmation letter from structural engineer for each section.
Homeowners should expect 3-4 engineering reports and inspections during underpinning process. They must meet strict local safety standards and regulations.
Excavation
Excavating the central area is coming once all walls underpinned and new basement height is established.
This can be done either manually with soil belt or with small bobcat if we have access. This excavation process typically takes 6-8 full days for average 800 sq ft basement.
We remove around 50 to 85 tons of soil during excavation and take it away by dump truck.
Drain Solutions
Original drain pipes in many homes located close to the concrete slab. Basement floor lowering several feet requires removing and replacing old pipes.
We assess and ensure the slope and stability of the main drain pipe leading to the city's system.
This step is critical to preventing future drainage problems and ensuring well-functioning basement system.
Waterproofing
Next step is a extended basement walls waterproofing. Any visible foundation cracks are identified and sealed.
Delta membrane is then applied continuously along all walls. This membrane covers foundation wall and wraps around the footing.
It connects to the weeping tile system at the bottom for enhanced water protection. This best approach ensures your basement remains dry and protected from moisture.
Damp Proofing
Entire house's water protection system typically connected to a sump pump. It discharges water outside the house and protects it from flooding.
We also recommend battery backup for the sump pump for homes in high water table areas. It ensures pump functionality during power outages.
Backwater valves are installed in drain system to prevent backups and overflow. This full damp proofing system creates extra protection layer against water-related issues.
Finish Touch
Final step in basement lowering in Markham is laying smooth concrete floor. It comes after all underground and foundation works.
This starts with evenly distributing 4-6 inches of gravel across the base. For average basement this is about 8-12 tons of stone.
Concrete truck arrives to pour the slab and form new basement floor on the final day. This process ensures sturdy and level surface of the new basement slab.
Additional Work We Provide
May not be included in quote
1. Heated Floors: It makes sense to install heated floor system during underpinning before new concrete is poured.
2. Interior Demolition: Semi finished basements require demolition of walls and floor before excavation and concrete work begins.
3. Spec and Size Beams/Posts: Although we can order material for you, architects and engineers need to spec each structural beam/post.
4. Basement Walkout: We do make basement walkouts, but it is priced separately by architectural drawings (permit required).
5. Cuts for Windows: New basement can be designed with larger windows for legal rent purposes or yourself to enjoy more natural light.
Use of Basement After Lowering
New Bedrooms
Basement underpinning in Markham opens possibility of adding required 1 or 2 additional bedrooms.
Need for additional private spaces becomes crucial when family grows. Growing children may need separate rooms or you may want to move parents into your home.
Basement lowering in any case is an economical and effective way to expand your living space. This solution is particularly valuable for accommodating evolving family needs.
It avoids huge expenses and time for house addition or moving to a larger home.
Rental Unit
Transforming previously underused basement into rental apartment in Markham may be financially smart move.
It’s opportunity to generate additional income around $2000 monthly which can help cover mortgage payments or other expenses.
Additional unit in the basement creates additional potential for those who already rent out their property. Completing all necessary paperwork is essential for legal unit registration.
This ensures compliance with local regulations. Moreover it maximizes benefits of your investment by legitimizing the rental space.
Entertainment Area
Main floor dedicated to the kitchen and dining area in many GTA homes. Bedrooms usually located on the second floor.
This division often doesn’t include space for entertainment. Basement underpinning in Markham offers perfect opportunity to fill this gap.
Basement can be a great place to create entertainment area after underpinning. You can set up a cozy TV area with game console, create stylish bar area or even create a home theater.
This transformation helps you create dynamic space for relaxation and fun in your basement.
Nanny/Guest Room
Your home may seem ideal because each family member has their own personal space.
However, may arise situation when you need additional living room. Transforming underpinned basement into a nanny or guest suite addressed to these potential needs.
It’s providing comfortable and private area for guests or live-in nanny and enhancing your home’s functionality.
Well-designed nanny or guest room in your basement adds flexible and valuable feature to ensure that your home can adapts to your changing needs.
Kids Play Zone
Finding extra space for kids to play and explore in the Markham area is a common challenge. Indoor play area can be a great alternative to a large backyard set up for children.
Basement underpinning offers the perfect solution to this problem. It opens possibility to create kids play area by lowering your basement to a comfortable height.
Underpinning provides practical and resourceful way to use your homes space because expanding outdoor space in Markham can be a challenge.
Transform basement into safe play zone for your child’s activities in any season of the year.
Home Office or Gym
Current trends that emerged after Covid-19 show that more and more people prefer to work from home. Same applies to the workout.
More families recognizing convenience of having a gym or office right in their homes.
You don’t have to leave your house for a workout or to focus on work if you transform basement into such rooms.
This reflects broader trend towards maximizing home utility and more efficient living space.
This approach is supported by people who don’t want to spend time driving to work or to the gym every day.
Projects Completed Last Year
When Should You Do
Basement Underpinning?
Increasing Living Space
The whole meaning of underpinning basement in Toronto is to increase overall height and make the space livable.
We never see request from homeowners to lower basement when existing height is already more than 7 feet.
Adding extra square footage and living space on top of home or at the back is way more expensive that digging down with extension of foundation walls.
If you don’t desire to move but desperate for increasing living space in your home, than underpinning is the smartest way.
Rental Income
If you live in a house without using basement space and want to invest into rental property than you don’t have to look any further.
Lowering basement and converting it into legal rental unit is the best possible investment in Toronto.
Still don’t believe? Lets compare!
The cheapest property on the market that can bring around $2000 per month costs more than half a million.
With basement underpinning its achievable by spending a quarter or a fifth of that amount without committing to new mortgage.
Selling The House
There are only two ways to present your property to a market while selling with an agent.
First option is obviously to sell as is. Investors and remodeling companies typically lowball those for a chance to scoop it up and make money in the process.
The second way (Recommended) is to upgrade the property before selling, making it more attractive for buyers.
What could be better than fixing foundation issues and increasing the living space before selling it. Refinancing existing home for such project is a great way to reinvest before selling.
New Family Member
Typically couples buy home with idea to fit their current or non distant future plans.
Everyone gets a bedroom with own or shared bathroom for use from hallway area.
Years or decades down the road the family may expand or parents may be reunited into same residence. For that you will need extra space.
Excavating and enlarging living space in basement is the greatest way to make extra bedrooms and bathrooms for your family.
With underpinning of home we can even create a floor plan for future renovation with finishes.
Reinforcing or Fixing Foundation
Toronto Area mainly consists of older homes with foundation that has seen better day. We are talking about 80 – 140 year old houses that have cracks and leaks all over basement walls.
If the plan is to keep the place for many years ahead and make it structurally safe, basement lowering and excavation with foundation reinforcement seems like a good project to invest it.
With underpinning all exterior walls are fixes and waterproofed to protect the house from falling apart and water leaks.
Working From Home
Has your office gave an opportunity to work from home? Or maybe its tome to start a small business that can be managed from home for a while?
We all can imagine how that can turn out if living are or kitchen is used for storing/reviewing documents.
The only way we suggest is creating dedicated work space area that separates you from distractions. If all rooms are already occupied, than underpinning and finishing basement could be beneficial.
When Should You Do
Basement Underpinning?
Increasing Living Space
The whole meaning of underpinning basement in Toronto is to increase overall height and make the space livable.
We never see request from homeowners to lower basement when existing height is already more than 7 feet.
Adding extra square footage and living space on top of home or at the back is way more expensive that digging down with extension of foundation walls.
If you don’t desire to move but desperate for increasing living space in your home, than underpinning is the smartest way.
Rental Income
If you live in a house without using basement space and want to invest into rental property than you don’t have to look any further.
Lowering basement and converting it into legal rental unit is the best possible investment in Toronto.
Still don’t believe? Lets compare!
The cheapest property on the market that can bring around $2000 per month costs more than half a million.
With basement underpinning its achievable by spending a quarter or a fifth of that amount without committing to new mortgage.
New Family Member
Typically couples buy home with idea to fit their current or non distant future plans.
Everyone gets a bedroom with own or shared bathroom for use from hallway area.
Years or decades down the road the family may expand or parents may be reunited into same residence. For that you will need extra space.
Excavating and enlarging living space in basement is the greatest way to make extra bedrooms and bathrooms for your family.
With underpinning of home we can even create a floor plan for future renovation with finishes.
Selling The House
There are only two ways to present your property to a market while selling with an agent.
First option is obviously to sell as is. Investors and remodeling companies typically lowball those for a chance to scoop it up and make money in the process.
The second way (Recommended) is to upgrade the property before selling, making it more attractive for buyers.
What could be better than fixing foundation issues and increasing the living space before selling it. Refinancing existing home for such project is a great way to reinvest before selling.
Reinforcing or Fixing Foundation
Toronto Area mainly consists of older homes with foundation that has seen better day. We are talking about 80 – 140 year old houses that have cracks and leaks all over basement walls.
If the plan is to keep the place for many years ahead and make it structurally safe, basement lowering and excavation with foundation reinforcement seems like a good project to invest it.
With underpinning all exterior walls are fixes and waterproofed to protect the house from falling apart and water leaks.
Working From Home
Has your office gave an opportunity to work from home? Or maybe its tome to start a small business that can be managed from home for a while?
We all can imagine how that can turn out if living are or kitchen is used for storing/reviewing documents.
The only way we suggest is creating dedicated work space area that separates you from distractions. If all rooms are already occupied, than underpinning and finishing basement could be beneficial.
Frequently Asked Questions
Average basement underpinning project in Markham take around 5 weeks. It involves homes with basements of around 800 sq ft and goal is to extend foundation wall by 2.5 feet. This timeline doesn’t include any additional works.
Timeline can be influenced by the response times of city inspectors. Typically, underpinning and excavating all sections is completed within the first 3 weeks.
One week for inspections or reports and final week dedicated to waterproofing, installing drains, and concrete finishing. Demolition, creating basement walkouts, or external drain work are additional tasks and require additional time.
Common challenges during basement lowering in Markham often arise from lack of understanding how future basement would be used. Architects and engineers typically focus on structural details rather than guiding homeowners.
Common issues include:
- Misunderstanding about exterior walls and footings sizes.
- Main sewers drain higher than proposed basement slab.
- Lack of a detailed renovation floor plan.
- Size and position of posts and beams.
- Unforeseen problems with the water layer level.
Involving one company during the design and execution phases can significantly reduce these issues. This approach leading to more accurate planning without surprises during underpinning process.
Costs for basement lowering projects in Markham vary widely. Each project requires individual pricing. Architect’s drawings and structural engineer’s calculations influence this.
Accessibility plays a big role in the cost of the project. Having a driveway and space for a soil bin is a basic requirement for an average project. Most of the excavation and soil removal must be done by hand if these aren’t available. Costs can increase significantly because of this.
Size of the project also affects cost. Larger projects may result in lower costs per square foot or linear foot of foundation wall due to economies of scale.
Complexity of the work and specific details are crucial factors. This includes excavation depth, thickness of the new foundation and footings, and other work specifics and details that would be needed. All these elements provide accurate cost estimate for each unique project.
Committee of Adjustments typically involved when construction project seeks to deviate from local regulations or bylaws. This may include changes to the home’s footprint, setbacks, total above-ground square footage, roof pitch height, or new legal units adding.
Committee of Adjustments may be necessary if your plan exceeds these established limits. Basement underpinning typically doesn’t fall under these limitations and doesn’t require intervention by the Committee of Adjustments.
Therefore, home remodeling projects can be split into two different permits. You can complete basement underpinning when waiting for review for the rest of the project. This helps you avoid unnecessary delays.
Obtaining permit for basement underpinning in Markham is generally achievable. However, process can sometimes take longer or require several revisions. This usually happens if city needs more details about specific aspects of your project.
City department will request clarification or additional details if submitted drawings from architect or structural engineer lack some information. This is not a denial and step to ensure that all project aspects are clear and compliant with local regulations.
Review and respond to a basement underpinning permit application typically takes about 3-4 weeks in Markham. Key factor is the time required for preparing detailed drawings.
Process begins when architect visiting jobsite to take necessary measurements. These measurements are crucial for calculations and actual drawings creation. Then architect prepares a set of detailed drawings and specifications and sent to a structural engineer for approval.
These steps ideally can be completed within 2-4 weeks. However, additional time might be necessary if the building department requires any revisions. This step is necessary to ensure that underpinning project meet local standards and regulations.
So far we have explained average basement underpinning costs without additional work. However most clients and general contractors do not stop there. Very often we are asked to complete other aspects of concrete and structural work.
Here is a list of additional costs in our line of work:
- Basement Walkout – $15 000 to $25 000 each
- Window Cutout – $500 to $1000 each
- Exterior Drain/water Replacement – $4 000 to $6 000 each
- Initial Demolition and disposal – $1 to $3 per square foot
- Block/Concrete Addition – $60 to $100 per square foot
- Concrete Slab – $10 to 15 per square foot
- Frame and Pour Footings – $25 to $50 per linear foot
- Excavation – calculated on site
Homeowners typically aim for 8 to 9 feet basement height. It includes flooring installation, ceiling drywall, and other options like heated flooring systems. Underpinning projects occasionally can achieve finished basement height up to 10 feet.
Original depth of existing crawl spaces or basements in older houses usually ranges from 5.5 to 6 feet. Underpinning process on average involves basement lowering around 2-3 feet to achieve desired height. It’s important to excavate extra 8-12 inches beyond this depth. This additional space is necessary for new footings, drain pipes, and concrete slab.
Homeowners in Markham may be eligible for various rebates when upgrading their houses. Basement underpinning is a home improvement where you can potentially recoup some expenses.
Most of these rebates relate to waterproofing and damp proofing services carried out during basement lowering process. You can also have possibility to receive HST rebates for extensive home renovations and upgrades.
Clients in some cases receive back up to 10% of their money. We tell our clients about available rebates and help with submitting applications. This can provide significant financial benefits and offset some costs of your project. See available rebates!
Basement underpinning in most cases is just initial phase of a larger project. Basement finishing or complete house renovation often comes after it. It’s essential consider broader scope of the project before beginning underpinning work.
Effective planning and communication are key. It’s crucial to coordinate with professionals who will be involved in subsequent stages of the project. Entire renovation process can run smoothly and efficiently by ensuring that all plans are consistent between different teams.
Technical Details
of The Project
Architectural Drawings:
Every structural work has to be done with architectural drawing and stamped by licensed engineer. It is simply illegal to do otherwise.
On these drawings our team can understand and follow all instructions of the job and complete it within required construction regulation.
It includes thickness of concrete, size of underpinning sections, overall height of basement, specs for all beams or posts and many other details.
Our clients can obtain architectural drawings on their own before getting a quote for underpinning project or we can do it for you.
Permit:
Getting permit is a must in structural work. What it really means is city officials have looked at proposed drawings for work and approve all Everything stated on them. It also must be within local regulations and bylaws.
Our team can help submitting all documents to the city and actually getting building permit within shortest time.
Technically we cannot start basement lowering work before getting permit. Although while drawings are getting approved Rock Basements can do some nonstructural demolition and prep work for underpinning.
Inspections:
After completion of work that falls under regulation, city inspector has to come and check all the work. During out work it needs to happen several times, but this assures clients that everything is done properly.
Inspections include all sections of underpinning, structural work with support beams, footings, installation of drain pipes and final stage of work. Inspectors often request additional letter of confirmation from engineer.
Our team is responsible for requesting city inspector on jobsite and being present at time of inspection.
Completion:
Every project has to be completed within reasonable time and exactly as per drawings unless minor changes were requested by client or trades that are going to work after you.
Although permit should let us know how to do each step, it is not always accurate and our team is able to adjust on the go.
Carpenters can request additional plates on posts, plumbers show where exactly they would like drain pipe to exit from the floor for fixtures, cut out may be done slightly different for regular size window.
We will work together with all other trades and leave the project clean.
Working With
Rock Basements
Experienced:
Saying that our company is experienced in basement lowering with all additional attributes like waterproofing and walkouts is simply an understatement. But how can you measure experience?
Besides being in structural construction field for many years, Rock Basements has completed hundreds of underpinning projects that were hard and extremely hard to implement.
Our priority is to fully understand the project and complete it as safely as possible. This type of work is dangerous for workers and home foundation.
Engineers/Architects:
If you are starting from the very beginning and don’t have architectural drawings yet, we got you covered.
Rock Basements can start working on the plan right away and start preparing for underpinning project. Getting plans and work done under one company saves time, money and eliminates ongoing issues.
We have no problem working with completed set of drawings as well. It is common for home owners to plan basement lowering for some time before reaching out to companies like us to complete it.
Stick to Price:
Each basement underpinning contract has exact scope of work and price breakdown. It is our obligation to keep the cost as per contract.
The only way cost of contract can change is if scope of work changes. This may be due to client requesting additional services or unknown circumstances.
A good example would be additional drain replacement outside of house or finding asbestos during demolition.
Licensed & Insured:
A good indicator of reputable company is them being licensed and insured. After all structural integrity of your house is at stake.
Rock Basements has all documents required by law in Greater Toronto Area to perform basement underpinnings and drain installation.
Completed on Time:
Every client wants the project to be finished on specified time. Even though our work depends on many city inspections that are often late, we do our best to finish within agreed schedule.
We completely understand that there will be construction or renovation work after we complete lowering process. They expect us to finish on time and our team is not going to disappoint.