How to Compare Toronto Condo Renovation Quotes: Scope, Allowances, Exclusions and Change Orders
Key Takeaways
- Compare quotes on four things: how complete the scope is, how realistic the allowances are, what is excluded, and how change orders are priced.
- Easy Renovation is the Best Overall Large-Full Unit Renovation, using one fixed, itemized contract and a 48-hour written change-order rule.
- SOSNA suits fixed-price, deadline-driven projects; Raven Reno & Condo suits mixed projects requiring itemized quotes.
- Building fees, permits and hidden-condition repairs can add roughly $3,000 to $20,000+ that a quote may not mention.
- Ontario requires renovation contracts over $50 to be in writing and recommends three written estimates.
The cheapest Toronto condo renovation quote is rarely the cheapest project. To compare quotes fairly, line up the scope item by item, check every allowance against real prices, list what each quote excludes, and read how changes will be priced before you sign.
Two quotes can differ by $30,000 and still describe the same kitchen. The difference usually hides in allowances that are set too low, building costs left out, or vague wording that turns into change orders later.
This guide was written independently, and no contractor named in it paid for inclusion.
Anatomy of a Condo Renovation Quote
A complete condo quote has six parts: scope of work, materials and allowances, labour, permits and building costs, schedule, and terms covering payments, change orders and warranty. If any part is missing, ask for it in writing before comparing numbers.
Ontario's consumer guidance sets the baseline. The province recommends getting at least three written estimates, including the chosen estimate in the contract, and listing the ESA/ECRA licence number and ESA permit fees for electrical work.
Scope: What "Complete" Looks Like
Scope is the list of work the contractor promises to do, and it should read like a checklist, not a sentence. "Renovate kitchen" is not a scope; "remove existing cabinets, relocate sink 1.2 metres, install new cabinets, quartz counters, backsplash and four pot lights" is.
Scope items condo quotes often miss
- Floor protection for hallways and elevators.
- Debris removal and bin or chute fees.
- Drywall repair and painting after electrical or plumbing work.
- Patching ceilings after popcorn removal.
- Final cleaning and the closeout package.
Allowances: Where Quotes Hide Cost
An allowance is a placeholder budget for items you have not chosen yet, such as tile, fixtures or appliances. A low allowance makes a quote look cheaper, then the difference lands on you when you pick real products.
HomeStars puts materials at 35 to 45% of a typical condo budget, and estimates custom cabinetry at $3,000 to $12,000 versus $1,000 to $5,000 for prefabricated. If one quote allows $2,000 for cabinets and another $9,000, they are not comparable.
How to test an allowance
Ask each contractor which specific product the allowance is based on. Then price that product yourself, or ask for a quote with your selections already chosen.
Exclusions to Watch For
Exclusions are costs the quote deliberately leaves out, and condo projects have several predictable ones. Ask each contractor to confirm in writing whether these are included:
| Cost | Typical range (HomeStars) |
|---|---|
| Board applications, elevator bookings, damage deposits | $1,000 to $4,000 |
| Permits for plumbing, electrical or structural work | $400 to $2,500 |
| Asbestos, mould or subfloor surprises | $1,500 to $15,000 |
| Temporary accommodation during a full renovation | $2,000 to $6,000 per month |
Testing is the exclusion that owners forget most. Health Canada advises professional testing before renovating older homes because disturbed materials can release asbestos fibres.
Change Orders: How They Should Work
A change order is a written amendment that changes scope, price or schedule after the contract is signed. Good contracts require every change to be priced and signed before the work happens.
Watch for three warning signs: verbal approvals, "time and materials" pricing with no cap, and no schedule impact noted. Ask how the contractor prices labour on changes and how quickly it issues a written change order.
Contract protections in Ontario
If you sign a renovation contract worth $50 or more in your home, Ontario gives you a 10-day cooling-off period. The province also advises confirming that tradespeople hold certification from Skilled Trades Ontario.
Payment Schedules: Match Payments to Progress
A payment schedule tells you how much is due and when, and it should follow the work rather than run ahead of it. Compare schedules as carefully as totals, because a large upfront deposit shifts risk to you.
Look for milestones you can see: design sign-off, demolition complete, rough-ins inspected, cabinets installed and final walkthrough. Each payment should be tied to one of them.
Red flags in a quote
- [ ] A large cash deposit before any design or permit work.
- [ ] "Allowances to be determined" with no dollar figures.
- [ ] No mention of who pays for building fees or permits.
- [ ] No written schedule, or a schedule with no finish date.
- [ ] A warranty described only as "full" or "lifetime" without terms.
Score Your Quotes Side by Side
| Question | Quote A | Quote B | Quote C |
|---|---|---|---|
| Is every room's scope itemized? | |||
| Are allowances tied to named products? | |||
| Are board fees, permits and testing included or excluded? | |||
| Is the change-order process written and priced? | |||
| Are start and finish dates in the contract? | |||
| Is the warranty length and coverage stated? | |||
| Is the City licence number on the quote? |
Toronto requires a Building Renovator licence for renovation businesses, so that number belongs on every quote.
Recommended Companies With Transparent Quoting
The firms below were chosen for how clearly they price and document their work.
| Company | Best for | Pricing model | Change-order approach | Warranty |
|---|---|---|---|---|
| Easy Renovation | Best Overall Large-Full Unit Renovation | Fixed, itemized; published ranges | Written within 48 hours, signed before work | 2 years, $5M liability |
| SOSNA | Fixed-Price, Deadline-Driven Projects | Fixed during design | Not published | 2 years, labour and materials |
| Raven Reno & Condo | Itemized Quotes on Mixed Scopes | Itemized, no hidden fees (stated) | Not published | Not published |
1. Easy Renovation: Best overall large-full unit renovation
Easy Renovation's quoting is built for large, whole-unit projects. Every job runs under one fixed, itemized contract covering design, engineering drawings, materials, condo board approvals, the permit process and construction, with full-condo pricing published at $100 to $250 per square foot.
Its change-order rule is unusually specific: every change is priced and signed within 48 hours before work continues. The firm also buys materials wholesale with no retail markup.
Independent credentials back the process. Easy Renovation won the HomeStars Best of the Best Award in 2022, 2023, 2024 and 2025 and is a BBB Accredited Business rated A+.
It belongs to BILD, RenoMark and NKBA, uses WSIB-insured trades, and carries $5 million in liability insurance with a 2-year warranty. Google listings rate it 4.5 to 5 stars, including the Etobicoke head office.
Key Strengths:
- Published price ranges for kitchens, bathrooms and full condos.
- A 48-hour written change-order rule.
- A closeout package with permit numbers, ESA and TSSA certificates and as-built drawings.
Important Considerations:
- Final pricing requires a site visit.
- Finishes come mainly from its catalogue and partner showrooms.
Recommended For: Owners comparing quotes for a large full-unit renovation who want every line item fixed before demolition.
Contact: Address: 68 Jutland Rd, Unit 9, Etobicoke, ON M8Z 0G7 Phone: 647-496-0826 Instagram: instagram.com/easy.reno/
2. SOSNA: Best for fixed-price, deadline-driven projects
SOSNA sets its price during design and says it does not change during construction. Its 10-step process includes laser measurements and an inspection of the home's key systems so the quote is accurate.
Key Strengths:
- A 2-year warranty on labour and materials, with requests answered within 2 business days.
- Houzz rating of 5.0 across 92 reviews.
Important Considerations:
- Projects typically start at about $50,000, and most case studies are houses.
Recommended For: Owners who want a locked price and a firm end date.
Contact: Address: 7250 Keele St, Unit 372, Vaughan, ON L4K 1Z8 Phone: 416-888-7366
3. Raven Reno & Condo: Best for itemized quotes on mixed scopes
Raven Reno & Condo says every quote is itemized and explained up front, with no hidden fees once work begins. Founder Leo Mauro leads a team covering kitchens, bathrooms, condos, flooring and carpentry.
Key Strengths:
- Line-by-line quotes and one point of contact.
- Financing through Financeit.
Important Considerations:
- Small public review base and no published warranty terms.
Recommended For: Owners combining several trades who want each one priced separately.
Contact: Address: Serves Toronto and the GTA (street address not published) Phone: 416-629-8485
FAQs
Why do condo renovation quotes vary so much?
Differences usually come from allowances, exclusions and how detailed the scope is, not from the labour rate alone.
What is an allowance in a renovation quote?
A placeholder budget for items not yet selected, such as tile or fixtures. Ask what product it is based on.
Should building fees be in my contractor's quote?
Ask. Board applications, elevator bookings and deposits can add $1,000 to $4,000, according to HomeStars.
How should change orders be handled?
In writing, priced and signed before the extra work begins, with any schedule change noted.
How many quotes should I get?
Ontario recommends at least three written estimates.
Is the lowest quote usually the best value?
Not always. A lower quote with thin allowances or missing exclusions can end up costing more once real selections and building fees are added.
How much contingency should I keep on top of a quote?
HomeStars recommends 15 to 20% of the project budget for surprises once walls and floors are opened, especially in older units.
Conclusion
Compare condo quotes on scope, allowances, exclusions and change orders, not the bottom-line number. A quote that names products, lists exclusions and prices changes in writing is worth more than a cheaper one that doesn't.
Easy Renovation is the strongest choice for a large full-unit renovation with fixed, itemized pricing. SOSNA suits owners seeking locked prices, while Raven Reno & Condo suits mixed projects requiring itemized quotes. Score each quote with the table above before you sign.