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ARUs & Secondary Suites
Kingston & Eastern Ontario
Interior basement suites, attached additions, detached units, and garage conversions. Kingston-aware ARU construction with a practical approach to the permit and planning process.
What's Included
Exactly what DRW
delivers
- Site review and ARU type assessment
- Insulation and vapour barrier to current Ontario code
- Drywall, taping, and interior finishing
- Flooring throughout the unit
- Low-voltage and data rough-in
- Final cleanup and deficiency walkthrough
- Framing for suite separation and structural changes
- Egress window or separate entrance construction
- Kitchen and bathroom rough-in coordination
- Painting — walls, ceilings, and trim
- Suite entrance and exterior finish work
Kingston ARU Planning: The City of Kingston requires a permit for all ARU construction. Zoning eligibility, parking requirements, and Building Code compliance must be confirmed before work begins. DRW builds to code — permit and zoning review is the property owner’s responsibility. Kingston ARU info →
Best Fit For
Who this is built for
Kingston homeowners adding a secondary income suite. Families building multigenerational living into their property. Landlords converting a basement, garage, or accessory structure into a legal rental unit. Property owners looking to legalize an existing non-conforming suite.
How It Works
How the project moves
Site Assessment
Walk the property, assess structure, identify ARU type, discuss permit and zoning expectations.
Scope & Planning
Written scope with cost range. Clear list of what the property owner handles on the permit side.
Structural & Rough Work
Framing, insulation, rough plumbing coordination, electrical rough-in, and egress before closing walls.
Finishing & Handoff
Drywall, flooring, painting, kitchen and bathroom finishes, entrance work, and final walkthrough.
Common Questions
What clients usually ask
What are the four ARU types in Kingston?
(1) Interior/basement — self-contained unit within the existing building. (2) Attached — an addition to the main building. (3) Detached — a separate structure. (4) Converted garage. Each type has different construction requirements and cost ranges.
Do I need to check zoning before I start?
Yes. ARUs are permitted on most Kingston residential properties, but restricted-area rules can affect eligibility. Verify with the City of Kingston Planning Department before finalizing your build plan.
How much does an ARU cost in Ontario?
Interior/basement ARUs: $130–$230/sq ft. Attached additions: $200–$340/sq ft. Detached ARUs: $240–$440/sq ft. Garage conversions: $160–$290/sq ft. All medium–high Ontario market rates including labour, materials, and permit allowance.
Can an existing basement suite be legalized?
Often yes — egress windows, fire separation, ceiling height, separate entrance, and parking are typical requirements. We assess and scope legalization work separately from new builds.
Does DRW guarantee permit approval?
No. Permit approval depends on site-specific conditions the owner must confirm. We build to code and support the process — but we don’t make promises about outcomes we don’t control.
All Services
Start with an estimate
Tell us your ARU type, property location, and rough size. We’ll respond with a stage-by-stage cost range.
Related Services
Why DRW
Why clients choose DRW
for ARU builds
01
Kingston-Aware Planning
We understand the City of Kingston’s four ARU types, parking requirements, and the permit process — without making promises about zoning outcomes.
02
Entrance & Egress First
Safe, code-compliant entrance and egress is the foundation of every ARU build. We scope this before anything else.
03
Full Scope In-House
Framing, insulation, drywall, flooring, painting, and finish work — fewer trades to coordinate, one accountable crew.
04
No Zoning Promises
ARU eligibility depends on zoning and site-specific conditions. We build well and help you navigate the process honestly.
05
Legalization Work
Existing non-conforming units can often be legalized with targeted improvements. We assess and scope separately from new builds.
06
Permit-Minded Construction
We build with the inspector in mind from day one — documentation and inspection-ready work at every stage.
Cost Estimator
ARU cost estimator — by stage
Ontario medium–high market rates. Select your ARU type and unit size — we break out average costs stage by stage so you can see where the budget goes and plan accordingly.
ARU Cost by Stage
Costs broken out by construction phase. Includes labour, materials, and permit allowance at medium–high Ontario pricing. Plumbing and electrical by licensed trades — coordinated separately.
Total Project Range
$82750 – $114250
$197/sq ft · Ontario medium–high
Unit Type
Interior / Basement Suite · 500 sq ft
| Stage | What's Included | Estimate |
|---|---|---|
| Demo & Prep | Existing finishes removed, utility rough-ins located, site prepped. | $4250 – $5750 |
| Framing & Structural | Suite separation walls, soffits, window framing, and any structural changes. | $11000 – $15000 |
| Insulation & Air Sealing | Batt and rigid insulation, vapour barrier, and spray foam at transitions. | $7250 – $9750 |
| Egress & Entrance | Egress window installation or separate entrance construction and exterior finish. | $6250 – $8750 |
| Drywall & Taping | Hanging, taping, mudding, and Level 4 finish throughout. | $6250 – $8750 |
| Flooring | LVP or laminate throughout (hardwood premium optional). | $8500 – $11500 |
| Kitchen Rough-In & Finish | Cabinetry install, countertops, tile backsplash. Plumbing/electrical separate. | $11750 – $16250 |
| Bathroom Rough-In & Finish | Tile, vanity, fixtures. Plumbing/electrical by licensed trades. | $10000 – $14000 |
| Painting | Two coats throughout — walls, ceilings, and trim. | $4250 – $5750 |
| Trim & Hardware | Baseboards, door casings, interior doors, and hardware. | $4250 – $5750 |
| Permit & Planning | Building permit fee allowance, drawings review, inspection coordination. | $4500 – $6500 |
| Overhead & Cleanup | Site protection, daily cleanup, project management, final deficiency. | $4500 – $6500 |
Total Project Range
$82750 – $114250
Note: Plumbing and electrical are licensed-trade costs not included above. Budget $8,000–$18,000 for plumbing and $6,000–$14,000 for electrical on a typical interior ARU, depending on scope and site conditions. These are coordinated separately.
Ready for a real number?
Every ARU is site-specific. A walkthrough lets us confirm what's feasible, flag any structural or zoning concerns, and give you a firm written estimate by stage.
Estimates based on Ontario medium–high market rates 2024–2025. Plumbing and electrical are licensed-trade costs estimated separately and not included unless noted. Permit fees vary by municipality. Structural engineering, geotechnical work, and utility connection fees are additional. This tool is for planning purposes only — not a quote or contract.
Ready to plan your ARU?
Tell us your property address, ARU type, and rough size. We’ll respond with a stage-by-stage planning range and a site-visit offer.