BASEMENT RENOVATIONS
Oh, the allure of the Basement renovation! When you own a typical Toronto house, it’s your key to adding valuable floor area without the headaches of an addition. But it’s not without its challenges. For most old Toronto houses, the basements were never intended to be finished space—the low ceilings and damp air attest to this. That said, when done right, a basement renovation can go a long way to adding value to your home and lifestyle.
A view of the basement at our Lynd Street Semi project. This site was located on a unique lot that allowed for deep window wells to flood the space with natural light.
PREPARING THE SPACE
Originally, basements provided space to meet the mechanical needs for the living spaces above. That meant room for a coal-fired boiler or furnace system. Aside from storage, this was not a desirable space to dwell in, and it was fitted accordingly: unfinished, uninsulated, and with little concern for the occasional flood.
So before you start adding walls and finishes, there are many underlying issues you must first address. The old, broken thin concrete slab must be replaced with a proper one built over a gravel bed. This is the time to consider adding height to your basement by underpinning (benching is another method but often eats up too much floor area to be worth it). Underpinning is completely safe if engineered and built correctly. For semis and rowhouses, permission will be required from your neighbours, so do your best to assure them that the work will be done responsibly.
Before the new slab goes down, you have the opportunity to address two other issues lurking for almost every old Toronto house: water infiltration and dilapidated waste lines. Replacing the waste lines is relatively straight forward, and it can be coupled with replacement of the old lead water main (check out the City’s rebate program!). To deal with possible water infiltration, it is advisable to install drainage board at all the exterior walls with a perimeter drainage tile under the new slab. Water will then be directed to a sump pump that ejects it back to the exterior (there’s a City rebate program for that too!). Keep in mind, you must also ensure that all rainwater is directed away from your basement’s walls and windows. Furthermore, consider adding perimeter drainage to the exterior of your foundations walls as well if possible. It’s expensive, but the best way to protect your home from ground water.
Construction photos of one of our projects showing removal of existing slab in order to put down a gravel base, an interior perimeter drainage tile, and pour a new slab on top.
Construction photos of one of our projects showing drainage board at all exterior walls (back and right).
DON’T MISS THE OPPORTUNITIES
It’s good to work with an architect to make the most of your basement, someone who will help you identify the best opportunities to make the space special. Daylight is the most valuable commodity to consider. Original windows are usually small and can often be enlarged with the help of a properly detailed window well. You’ll want to locate the main spaces of your basement where light is available. This may mean some reconsideration of the exterior. For example, if an old deck is blocking rear windows, consider replacing it with a new patio at grade.
A substantial window well at the basement window in our Ritchie Rowhouse project allows for much more light to penetrate into the basement space below. It has been integrated into a patio at grade, so it does not interfere with outdoor space. Furthermore, the plantings around the window well enhance the views from within.
There are may other ways you can make a basement more special. Often a basement renovation requires a new stair or walk-out. This can be an opportunity to create a better connection to spaces above. Also consider wall finishes that embrace the scale and nature of the rooms you’ve made. If a space is cozy, it may be best to embrace this fact with darker, warm finishes.
The patterned wallpaper in our Beaches Update basement bathroom renovation adds some whimsy and warmth to an otherwise windowless and dull powder room.
WORK WITHIN THE LIMITATIONS
When renovating your basement, it is important to work within the limitations presented. More than likely, your basement will still be home to the main mechanical components of the building, and a sufficient room must be provided. Be sure to put this in a spot that works well with the overall layout—no need to have it hogging valuable real estate near the windows. Also, forced air systems will usually require a large duct (called the trunk) running along the length of the basement ceiling. This should be integrated as much as possible into the overall design and not give a sudden bump to the head. Sometimes dropping the ceiling in a limited area or utilizing built-ins can help.
One of our basement renovations where the ductwork bulkheads have been pushed to the perimeter of the room, which creates some symmetry in the room, rather than having a single bulkhead run through the centre of the space.
Take your basement renovation seriously, and be sure to consider all of the practical things required to make the space ready for its transformation. Work with your architect to ensure that the mechanicals are integrated nicely and that every opportunity is taken to make this floor just as homey as the ones above.
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Written by Brian Hagood, OAA
