Custom Builds, Renovations & Additions in Leaside
Leaside is a planned neighbourhood from the 1930s and 1940s, built block by block as one of Toronto’s first fully designed residential communities. The housing stock that defines it — small brick bungalows on tight lots, lined up under a mature canopy on quiet streets — was built for the families of that era, not for the families that live there now. Most Leaside projects today involve transforming those original bungalows into the kind of homes that hold a family for thirty years: full renovations, second-storey additions, rear extensions, and the occasional custom build where teardown is the right answer.
Working With Leaside’s 1930s Bungalow Stock
The original Leaside homes were built largely between 1932 and 1948 as part of the planned community Frederick Todd designed for the Canadian Northern Railway lands. The dominant style is solid-brick bungalows, semi-detached and detached, with deep front porches in the south end and slightly larger detached homes in the north. Lots are tight, typically 30 to 40 feet of frontage, and the homes were originally laid out for two-bedroom families.
The pattern that defines current Leaside work is taking those original bungalows and converting them into full-storey or storey-and-a-half homes through second-storey additions, rear additions, and full interior reconfigurations. Done right, the work preserves the streetscape and the neighbourhood character while delivering a four- or five-bedroom home that suits the way Leaside families actually live now. Done badly, it produces the kind of mismatched addition that ages poorly and devalues the home. The difference is design, structural engineering, and craftsmanship; three things Leaside notices.
Services We Offer in Leaside
- Home Addition. The signature Leaside project. Second-storey additions converting bungalows into full two-storey family homes, rear additions that extend the kitchen and family room, and combinations of both. Most Leaside addition projects also involve full renovation of the existing main floor.
- Home Renovation. Full interior renovations on Leaside homes that already have the structure to support major reconfiguration. Kitchen and bathroom rebuilds, layout changes, structural openings, and full-finish-level upgrades on homes from the 1980s and later.
- Basement Underpinning & Finishing. Most original Leaside basements have low ceilings and weren’t built as living space. Underpinning adds the height needed to make the lower level a real family room, home office, or in-law suite.
- Custom Build. On the rare Leaside lot where teardown makes sense, typically where the existing structure is beyond economical restoration, full custom builds designed to integrate with the surrounding streetscape rather than tower over it.
- Design & Permits. In-house architectural design, zoning analysis, Committee of Adjustment representation, and full City of Toronto permit coordination.
- Project Management. A dedicated project manager, weekly site meetings, and full Buildertrend access from contract through handover.
What Leaside Projects Actually Involve
Structural engineering for second-storey additions
Original Leaside bungalow foundations were built for a single storey. Adding a second floor requires engineering review, often foundation reinforcement, and sometimes new structural steel through the main floor. We handle the engineering as part of design, not as a surprise mid-build.
Tight lot logistics
Leaside lots are narrow, the houses sit close to property lines, and street parking is limited. Site staging, material delivery, dust control, and dumpster placement all need active management.
Tree protection
Leaside’s canopy is part of what gives the neighbourhood its character, and City of Toronto bylaws protect any tree with a 30 cm trunk diameter or larger. Arborist assessments and tree protection zones are non-negotiable.
Zoning and Committee of Adjustment
Leaside falls under RD zoning with specific height, setback, and lot coverage limits. Second-storey additions and rear additions frequently need minor variances. We handle the full application and hearing.
Preserving what matters
Leaside is a tight, design-conscious community. Additions that visibly clash with the original home and the surrounding street draw objections. We design to integrate, not to announce.
Grand Design Build’s Role in Leaside Home Projects
- Fixed-price contracts: Every contract is fixed-price, with every line item specified before signing.
- Addition and renovation experience: Most of what we do in Leaside is converting bungalows into full-storey family homes. The structural engineering, the design sensitivity, and the trades that handle century-construction-meets-modern-build are all things we do every week.
- A 7-year structural guarantee: Seven times the industry minimum, on every project, particularly meaningful on second-storey additions where structural integrity is the whole job.
- HCRA licensed and Tarion-enrolled: Fully licensed under Ontario’s Home Construction Regulatory Authority, with Tarion registration on every custom home.
- One contract, one team: Architectural design, interior design, structural engineering, construction, and project management coordinated under one roof.
OUR PROCESS
We believe building a home should be an exciting journey, not a source of stress. As one of the top custom home builders in Toronto, we’ve spent 15 years perfecting a simple, 6-step process that keeps your project on track, on budget, and exactly the way you envisioned it.
In-home consultation
We walk the property, talk through your vision, and review what’s possible, including whether your project is a candidate for renovation, addition, or teardown.
Design and Drawings
Architectural design developed in-house, including structural engineering for additions and full interior design coordination.
Fixed-Price Quote
Every line specified, including allowances for materials and any anticipated additional costs.
Permits and Committee of Adjustment
We handle the full permitting process, including any minor variance work required for additions or design.
Construction
Dedicated project manager, weekly meetings, Buildertrend access throughout.
Handover
Final walkthroughs, warranty documentation, Tarion registration where applicable.
FAQs
Can I add a second storey to my Leaside bungalow?
In most cases, yes. Second-storey additions are the most common Leaside project we take on, and the original 1930s and 1940s bungalow foundations can usually support the load with appropriate engineering. The structural review is the first design step — we assess the existing foundation, the bearing walls, and what kind of reinforcement (if any) the addition will require. Some homes need foundation underpinning, others need new structural steel through the main floor, and others are ready to take a second storey with relatively modest reinforcement. The design follows from what the structure tells us is feasible.
Will a second-storey addition look right on my home?
It can, if it’s designed properly. The most common Leaside addition mistakes are massing that overwhelms the original home, rooflines that don’t relate to the surrounding streetscape, and material choices that read as obviously bolted-on. We design Leaside additions to extend the architectural language of the original home, proportional massing, integrated roofline, matching brick and trim where appropriate, and window placement that reads consistent across the storeys. Good Leaside additions look like the home was always meant to be that size.
Do I need Committee of Adjustment for a Leaside addition?
Often, yes. Leaside’s RD zoning sets specific limits on height, lot coverage, and rear yard setbacks, and most second-storey additions or substantial rear additions push against one or more of those limits. Minor variances are common in Leaside and the Committee of Adjustment regularly approves additions that respect the streetscape. We prepare the application, hire the planner, coordinate renders, and represent the project through the hearing.
How long does a typical Leaside renovation-and-addition take?
From the first consultation to handover, most full renovation-plus-second-storey-addition projects in Leaside take 12 to 18 months. That breaks down into roughly 3 to 4 months for design, drawings, and engineering, 2 to 3 months for permits and Committee of Adjustment work, and 7 to 11 months for construction. Renovations without additions are shorter. We map out the full schedule before contract signing.
Can we live in the home during the renovation and addition?
Generally not for a second-storey addition. The roof comes off the existing home, the interior is opened up for new structural work, and the site is not livable through that phase. Most Leaside clients relocate locally for 6 to 9 months while the addition and full renovation are underway. Some clients on smaller-scope projects can stay in the home with proper containment, but second-storey work specifically requires you to be out.
Renovating or adding in Leaside?
Book a consultation and we’ll come out to the home, walk through what’s possible with your specific bungalow or property, and give you a clear answer on scope, timeline, and cost.