450+ Projects Completed

Design-Build Contractor in Toronto

One Team From First Sketch to Final Walkthrough.

Design, drawings, permits and construction under one contract and one project manager. You see the design and the fixed price together, before demolition starts.

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  • Design and build in one contract
  • Fixed price before demolition
  • 5-year workmanship warranty

What Changes When One Team Designs and Builds

In a traditional project the designer draws, the contractor prices, and the gap between the two lands on you. Design-build closes that gap by putting both under one contract.

  • Designed to Your Number

    The design is priced while it is being drawn, so every revision comes with a number and nobody falls for a plan that cannot be built for your budget.

  • One Contract, One Schedule

    Design, trades and finishing run on one schedule under one project manager. There is no hand-off where one firm's drawings become another firm's change order.

  • Permits Filed by the Team That Drew Them

    The people who drew the plans prepare the permit set, answer the plan examiner and build to what was approved, including zoning review and Committee of Adjustment when the design needs it.

  • 5-Year Workmanship Warranty

    Workmanship covered for five years in writing, backed by full liability insurance. Tarion's warranty covers new homes, not renovations, so the contract warranty is the one you rely on.

Renovated living room with a fireplace Renovated kitchen with dark cabinetry

Toronto Houses We Designed and Built

Finished balcony seating area
15+ Years in the GTA

Design-Build Renovations in Toronto, Priced Before Anything Is Torn Out

Design-build means one company is responsible for both the design and the construction of your project, under a single contract. For a Toronto house that matters more than the label suggests: the layout, the budget, the permit drawings and the build sequence are worked out by the same people, so they agree with each other before work starts.

We price the design, not just the drawings. Every layout decision is costed as it is made. The unknowns behind old walls go into the contract as allowances with numbers attached, and finishes are chosen at design stage rather than in a showroom halfway through the build. Changes after signing are priced and approved by you in writing before any work happens.

That approach is built for Toronto’s housing. In the 2021 Census, 58% of the city’s occupied dwellings were built in 1980 or earlier, and 29% in 1960 or before. Houses that age rarely match their drawings, and the team that designs around what the walls hide should be the one pricing it.

  • Separate contracts, no single owner of the result
  • Drawings finished before anyone prices them
  • Paying to redesign when bids come in high
  • Arguments over whose drawing caused the change order
  • One contract for design, permits and construction
  • Design priced while it is being drawn
  • Fixed price with written allowances
  • One project manager from sketch to sign-off
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 何艾綸 profile picture 
 
 
 何艾綸 
 
 
 
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We decided to move forward with a full basement renovation with True Form Construction, and it turned into the best contractor experience we’ve had. After dealing with disorganized teams before, we were nervous, but they immediately made things feel different. Communication was excellent from the beginning, and they kept us updated constantly so we always knew what stage we were in. Any concerns or small changes were handled patiently and without drama. What stood out most was how accommodating everyone was and how much they seemed to genuinely care about getting it right, not just getting it done. The final basement is beautiful, practical, and finished with real attention to detail. We’d gladly recommend them to friends and family.
  
 
  
 
 
 
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 賴胤嘉 profile picture 
 
 
 賴胤嘉 
 
 
 
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What really impressed me was how personal the whole experience felt. They didn’t just renovate the kitchen, they paid attention to how I actually use the space day to day. The final design feels tailored to my routine, my habits, and the way I live in the home. It doesn’t feel generic at all. It feels like mine. That level of thoughtfulness made a huge diference.
  
 
  
 
 
 
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 黃樂恩 profile picture 
 
 
 黃樂恩 
 
 
 
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The craftsmanship from True Form Construction was honestly the standout for me. My new kitchen renovation completely changed the feel of the house and made it the center of everything. The finishes are clean, thoughtful, and built with real care. It’s one of those projects you notice and appreciate every single day. Couldn’t be happier with how it all came together.
  
 
  
 
 
 
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 Anonymous profile picture 
 
 
 Anonymous 
 
 
 
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Eric was very helpful
  
 
  
 
 
 
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 Anika Harford profile picture 
 
 
 Anika Harford 
 
 
 
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We recently hired True Form Construction to renovate our basement, and we couldn’t be happier with the results. The entire project took about three weeks, and from start to finish, their team was professional, responsive, and a pleasure to work with.

One of the things we appreciated most was how considerate they were of our family’s situation—we have a baby at home and were living in the house throughout the renovation. They were always mindful of noise, kept the space clean, and made sure to minimize disruption as much as possible.

Communication was excellent. They kept us in the loop every step of the way and always consulted us before making decisions. They also coordinated all the different trades involved, which made the process seamless on our end.

A big shout-out to Kaine, John, and Steve, who were on site throughout the project. They were friendly, respectful, and clearly take a lot of pride in their work. It was a real pleasure having them around.

Overall, the experience was smooth and stress-free. We highly recommend True Form to anyone looking for quality renovation work with a team that genuinely cares.
  
 
  
 
 
 
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 Jazz Dudial 
 
 
 
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Eric, John and all the great trades that work under True Form are professionals and take pride in their work. My project was a rescue project after dealing with some unethical electricians and decorators. TureForm was a breath of fresh air, they turn up and do what is discussed and don't haggle and upsell needlessly. The business acumen and thoughtfulness are not one normally describes the construction industry (especially after my earlier dealings on this project) but I believe TureForm have the right balance and come out on top as being skilled trades  who deliver great results and more importantly "their word" - something that is normally too often an alien concept in the construction industry. I recommend True Form to be your next construction partner! Great quality, great Price and no BS!
  
 
  
 
 
 
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 Marina Zybina profile picture 
 
 
 Marina Zybina 
 
 
 
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We just finished a big project with True Form Construction & Project Management — our main floor remodel, including the kitchen and living room—and we couldn't be happier! From the planning stage, the team was fantastic, providing valuable advice and suggestions while also listening carefully to all our wishes.
Every professional who worked on our project was punctual and precise, and the work was completed right on schedule. There were no hidden costs—we paid exactly what was agreed upon in the contract, which we truly appreciate.
A huge thank you for taking such great care of us! Your coordination of all the teams was excellent, and you always responded to our requests with positivity and effective solutions. We absolutely love our new kitchen—the design, the quality of the cabinets, countertops, and backsplash all exceeded our expectations.
Special thanks to Eric and Vera for making our dream come true, and to Garou for ensuring all the lights work perfectly. An extra shoutout to John for solving every problem, big and small, with a smile and a great sense of humor.
I wish I could remember all the names of the amazing people who worked on our home—painters, floor installers, and everyone involved—thank you for being so professional, positive, and creative. We truly hope to work with you again on our next project!
  
 
  
 
 
 
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 Adam Major 
 
 
 
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John’s work is absolutely top of the class. He made everything so easy start, to finish. I would recommend him and the true form team in heart beat. After going through so many different trades in the last few years it was such a relief. Thanks again.
  
 
  
 
 
 
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 Jordan Hemi profile picture 
 
 
 Jordan Hemi 
 
 
 
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Our experience with True Form was really great and we highly recommend them. They completed several projects in our home and all of them went very smoothly. They were on time, all workers were highly professional and the quality of the work was very impressive.
  
 
  
 
 
 
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 Lisa Hemi profile picture 
 
 
 Lisa Hemi 
 
 
 
 Google star 1Google star 2Google star 3Google star 4Google star 5Trustindex verifies that the original source of the review is Google. 
True Form has completed several projects for us, including the full renovation of 3 bathrooms and floor installations. They are extremely professional, reliable, trustworthy and the quality of their work and results are excellent. I will continue to use their services.
  
 
  
 
 
 
   
 
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Book Your Design-Build Consultation

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

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Design-Build vs Hiring an Architect and a General Contractor

Both routes can produce a good house. They split cost, risk and accountability very differently, and the difference shows up once the walls are open.

The Safe Choice

TRUE FORM CONSTRUCTION

  • One Contract

    Design, permits and construction with one company. One party answers for the drawings and for the build.

  • Budget Built Into the Design

    The design is priced as it develops, so the plan you approve is a plan you can afford.

  • Fixed Price, Written Allowances

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

  • Permits Handled End to End

    We prepare the permit set, respond to the plan examiner and book the inspections.

  • 5-Year Workmanship Warranty

    In a document you keep, across every room we touched.

Typical Contractor

  • Two or More Contracts

    The designer answers for the drawings, the builder for the work. Gaps between them become your problem.

  • Price After the Drawings

    Drawings are finished, then tendered. If bids come in high, you pay to redesign or cut scope.

  • Estimate or Cost-Plus

    A number that grows as materials are ordered and change orders arrive.

  • You Sit in the Middle

    Plan examiner comments go back and forth between your designer and your contractor, through you.

  • Warranty Varies

    Often one or two years on workmanship, and design errors fall outside the builder's warranty.

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Why Choose True Form Construction

One seamless process with a single design-build team managing your project start to finish.

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Custom-built home exterior by True Form Construction
98% Positive Reviews

  • One seamless process

    with a single design-build team managing your project start to finish.

  • A trusted legacy

    of over 15 years and a proven track record of 450+ projects.

  • Guaranteed master craftsmanship

    and premium materials, all backed by a comprehensive 5-year workmanship warranty.

  • A transparent, predictable plan

    ensuring your project is delivered on time and on budget.

15+

Years Of Experience

450+

Successful Projects

300+

Happy Clients

10K

Completed Projects

Other Services We Offer in Toronto

Every service below runs on the same fixed-price contract and the same project manager, across Toronto.

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Start With a Fixed-Price Design-Build Quote

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

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Design-Build Projects We Take On in Toronto

Home renovated by True Form Construction

Whole-Home Design-Build Renovations

The whole house redesigned and rebuilt in one sequence: layout, structure, mechanical, insulation and finishes, designed together so the rooms work with each other instead of being solved one at a time.

  • New layouts drawn around the existing structure, or the structure changed where the plan needs it
  • Plumbing, electrical and HVAC brought up to current code, with electrical work by a licensed electrical contractor and filed with the ESA
  • Kitchen, bathrooms, flooring, trim and paint as one finishing programme
Open-plan living room and kitchen with white shaker cabinets and a sage green sectional sofa

Additions and Second Storeys

When the house has run out of room, the addition is designed, engineered and permitted inside the same contract. Zoning review under Toronto’s By-law 569-2013 comes first, because on a narrow lot it decides what is possible at all.

If the design needs a minor variance, we manage the Committee of Adjustment application as part of the schedule rather than as a separate job for you to chase.

Home renovated by True Form Construction

Open-Concept and Structural Changes

Removing a load-bearing wall is a structural alteration: in Toronto it needs a beam sized by an engineer and a building permit, and whatever runs through that wall needs a new route.

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

How Our Design-Build Process Works

  1. Consultation and Feasibility

    We walk the house, listen to what is not working and check what zoning, structure and the lot will allow before anyone draws a line.

  2. Design, 3D and Budget

    Floor plans, elevations and 3D views for the whole house, priced as they develop so every revision comes with a number.

  3. Fixed-Price Contract

    One itemised price with allowances, exclusions and a room-by-room schedule, signed before demolition.

  4. Permits and Approvals

    Permit drawings and engineering filed with Toronto Building, Committee of Adjustment where a variance is needed, and tree or heritage permits flagged early.

  5. Build, Inspections and Handover

    One project manager from demolition to final finishing, inspections booked as the work reaches them, and a deficiency list cleared before you sign off.

Open-plan living room and kitchen with a grey sectional sofa and Tolix counter stools

What Design-Build Costs in Toronto, and How to Compare Firms

There is no honest single number for a design-build renovation in Toronto. The price moves with the size of the house, how much structure and mechanical work changes, the finish level and what the permit path requires. What we can do is show you where the money goes and put it in writing before work starts.

Typical Toronto renovation budgets

Published price guides give a sense of scale. HomeStars’ 2026 Toronto guides put a kitchen renovation at about $20,000–$100,000+, a bathroom at $15,000–$55,000+, a full basement at $50,000–$95,000, and a mid-range renovation of a 2,000 sq ft detached house at $200,000–$600,000. Those are marketplace ranges, not quotes. The number worth comparing is the one attached to a written scope for your house.

Costs that are easy to forget

  • HST at 13% applies to renovation work in Ontario.
  • Toronto building permit fees for house additions and alterations are $18.56 per square metre in 2026, plus a $644.38 non-refundable application fee.
  • A Committee of Adjustment minor variance for an addition or alteration costs $2,228.98 in 2026.
  • Contingency: industry practice is 10–20% of the budget, closer to 15–20% in older houses where walls and floors will be opened.

In our contracts the unknowns go in as allowances with numbers attached, so the contingency is visible instead of hidden in a markup. More on this in what affects design-build costs in Toronto.

How to compare design-build firms in Toronto

  • A written contract with scope, allowances and exclusions. Under Ontario’s Consumer Protection Act, a renovation agreement negotiated in your home must be in writing once it is over $50, and you have 10 days to cancel after receiving your copy.
  • A City of Toronto Building Renovator licence. Toronto requires one for every business that renovates buildings.
  • Electrical by a Licensed Electrical Contractor, with the work filed with the Electrical Safety Authority.
  • A workmanship warranty in writing. Tarion covers new homes, not renovations.
  • Insurance and a payment schedule that accounts for the 10% holdback owners retain under Ontario’s Construction Act.
  • Who files the permit and who answers the plan examiner.

For a side-by-side look at the two delivery models, read design-build vs traditional methods, or see how we plan home additions in Toronto.

Questions to Ask a Design-Build Contractor in Toronto

What is a design-build contractor?

A design-build contractor, sometimes called a design and build company, handles both the design and the construction of your project under one contract. Instead of hiring a designer, then tendering the drawings to builders, you work with one team that designs, prices, permits and builds, and is accountable for all of it.

Is design-build more expensive than hiring an architect and a general contractor?

Not as a rule. Large U.S. studies of commercial buildings (CII/Penn State, 1998; CII/Pankow Foundation, 2018) found design-build projects were delivered faster and with less cost growth than design-bid-build. Those were not house renovations, so we do not promise a percentage. On a Toronto house the saving is practical: no paying to redesign drawings that came in over budget, and far fewer change orders over whose drawing was wrong.

How long does a design-build renovation take in Toronto?

Design and permits come first. The City's target for a complete house permit application is 10 business days, but an incomplete application has no set clock, and a minor variance adds a Committee of Adjustment hearing. Construction for most whole-house projects runs three to six months on site. The schedule is agreed room by room before the contract is signed.

Do I need a building permit for my renovation?

In Toronto you need one for additions, removing or adding walls, new or enlarged openings, underpinning, new plumbing or heating, and adding a second suite. Cosmetic work such as new cabinetry, replacing plumbing fixtures or re-roofing without structural work usually does not. We confirm the permit path at feasibility and file the applications.

What happens if something unexpected is found behind the walls?

It comes 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.

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.

What are the downsides of design-build?

You commit to one team early, so you are not comparing competing bids on the same finished drawings. That is why we show you the design and the fixed price together, and why the contract spells out allowances and exclusions before you sign.

Do you work outside Toronto?

Yes. We work across the GTA, including North York, Etobicoke, Scarborough, Mississauga, Vaughan and Richmond Hill, with the same fixed-price contract and the same five-year workmanship warranty.

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  • Fixed-price, fixed-scope contract

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