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"Damp protection first, then a lower level made for everyday living."
your lower
level.
An Aurora basement renovation can be a finished family space, a theatre or rec room, a legal second unit, or egress windows and a walkout. Max and Roman, father and son, lead the crew, with one project manager and daily updates.
What We OfferWe finish Aurora basements as family rooms, gyms and theatres, add bedrooms with egress windows, put in bathrooms and walkouts, and build legal second units. Licensed trades handle the wiring and plumbing.
Rental income ready
A full legal secondary suite gets a separate entrance, kitchen, bedroom and bathroom. To make it rental-ready, we sort out permits and fire separation and meet every code requirement.
Raw to refined
Bare concrete gets framing, insulation, drywall, electrical and flooring, and comes out as beautiful living space. We do all of the build-out.
Entertainment space
Professionals build your game room or home cinema, with tiered seats, soundproofed walls, acoustic treatments, ambient light and projector wiring.
Work & wellness
Made for daily use: a dedicated space to work or train, with proper ventilation, mirrors, rubber flooring and the electrical your equipment needs.
Entertaining essentials
Custom bars, beverage fridges, sinks, and storage. From simple wet bars to full kitchenettes, we plumb, wire, and finish to your vision.
Light & access
For garden-level access, the bigger move is a full walkout excavation. Otherwise, proper window wells give you daylight and emergency egress.
Why Choose UsPermit specialists
The Ontario Building Code sets rules for ceiling height, egress, separate utilities and fire separation, and we know them in detail. We have 30+ legal suites behind us.
Dry guaranteed
Walls stay unfinished until moisture is handled at the source through drainage solutions, proper waterproofing and vapour barriers.
Efficient timelines
Legal suites run 6-8 weeks once you count the time for permit approval. Most basement finishing jobs are done in 4-6 weeks.
Warm & efficient
Spray foam or rigid insulation on foundation walls. Your basement will be as comfortable as the main floor, with no cold spots.
Code compliant
For legal suites, we install proper fire-rated assemblies between units: drywall, doors, and sealing. All inspected and approved.
Maximize height
Underpinning lowers the floor, or flush-mount solutions hide mechanicals. We can do either to get the most headroom from low ceilings.
Our 30+ legal suites show we know the code.
Walls get finished after waterproofing.
Done in 4-6 weeks on average.
Even warmth that matches the main floor.
Every fire-rated assembly gets inspected.
Concealed mechanicals, maximum height.
Client Reviews40
“… They would work until 7-8pm but got it done in 2 weeks, something other contractors suggested would take 3 weeks and cost extra for the rush. … Pricing matched the quote and the site was spotless at the end. …”
Amy An
Google · Sep 2025
“… Four minutes later I get a call from the owner himself … he gave me a ±5% quote which I accepted. … The final price went up by 3% because we decided to add a coffee bar. …”
Mark Milovanov
Google · May 2026
“… Top quality workmanship, communication and integrity. … I was sent a detailed breakdown of the cost … Max messaged me everytime he was coming and going from my home, which provided great peace of mind. …”
Brent Ste-Croix
Google · May 2026
“I’ve worked with Max and Roman in Barrie for over 5 years on everything from bathroom remodels to a legal basement apartment addition … They’ve consistently delivered top-notch work …”
Tim Paulau
Google · Sep 2025
“Reno Raptors where punctual, kind, friendly and someone who kept their word. … He had some challenges with a 150yr old Century Home bathroom, BUT the way it turned out was phenomenal. …”
Kathleen Rusk
Google · Sep 2026
“We went online to book an appt to get a quote & 2 minutes later my phone rang. … Next day we got a quote, 3 days later they started. It took them the 3 days he told us it would. …”
Gayle Martin
Google · Apr 2026
“We had our storage room converted into a home gym by Reno Raptors and couldn’t be happier with how it turned out. … He was very thorough during the quoting process, took the time to walk through every detail, offered fair pricing …”
Kevin Boodoosingh
Google · Apr 2026
“… They completed 2 bathrooms in our house and we couldn’t be happier. … Paint, tile, plumbing, trim, electrical, these guys know what they’re doing and kept the house spotless while doing it!”
Paul Moniz
Google · Aug 2026
“Max from Reno Raptors did an amazing job getting our new home move-in ready! They installed all our floors, trim, and doors, repainted the whole place, redid our stairs, and even finished our basement. …”
Raul Shamkhalov
Google · Oct 2025
“Max finished our basement and did an incredible job! The space looks amazing and was done exactly how we wanted. Great communication, fair pricing, and quality work, highly recommend them. Worked with a few GC’s in the past, but Reno raptors are the best in Barrie!”
Nicholas Milano
Google · Oct 2025
“Roman and his crew did an amazing job on our office renovation. Everything was done properly and up to code … I already booked them for my master bath at home in Friday harbour.”
luka gogolashvili
Google · Oct 2025
“Max and Roman updated the bathrooms in my cottage. Their tiling skills are unmatched. It was a breeze working with this father-son team. Would 100% recommend to anyone in simcoe county”
Inna Rotar
Google · Nov 2025
1–3of 12 reviews
Our Basement ProjectsTwo LocationsHeadquartered in Barrie, with a second location in Bradford. We take on projects within an hour's drive of either, from Muskoka and Georgian Bay down to York Region and the north GTA.
Simcoe County, Georgian Bay and Muskoka, all within an hour.
York Region, Caledon, Dufferin and the north GTA, all within an hour.
Not on the list? If you're within an hour of Barrie or Bradford, we can likely help.
Contact us to check availability →FAQTwo things decide it: the use of the space and its condition. In Aurora, the costs people don't see coming usually sit under the finishes. The Property Standards By-law won't let a basement be lived in until its floor and walls resist leakage and are treated against damp, so any water problem is fixed before framing. No bedroom or living room may be reached through the furnace room either, which sometimes means a new hallway or moving equipment. We look for both at the free visit and price them separately.
The construction itself takes 4 to 6 weeks. A rec room or gym can start sooner in Aurora because, with no new bedroom or structural change, it needs no building permit; a bedroom puts drawings and a permit ahead of the build. Damp treatment for the walls or floor, when it's needed, comes first in the schedule, since nothing gets insulated or covered until it's done.
Not always. The Town of Aurora exempts a basement finish from a building permit when no structural alteration or added sleeping accommodation is proposed. Add a bedroom or change the structure and you need drawings, a permit and inspections, and a second unit also has to be registered. We confirm which applies at the first visit and handle the paperwork.
Yes. A gym or rec room with no structural change or sleeping space needs no building permit, so it can be done now, and the bedroom phase brings its own drawings, permit and inspections later. We can plan the first phase with the bedroom in mind: where its egress window goes, and how it is reached without passing through the furnace room.
Didn’t see yours? Call (249) 444-4533 and ask.
Project TypesFour kinds of renovation, one in-house crew. Doing two rooms at once? We plan them together on one timeline.
We run Aurora jobs out of our Bradford location, about 20 min away.
Your written quote comes after a free site visit.
Book a Free Site VisitHomeowners AskShort answers to what homeowners in Aurora ask us.
6 answers
Yes, if the house is a detached, semi or townhouse and the lot is outside a natural hazard area. Aurora's Official Plan allows up to two additional units on such a lot, subject to zoning and the Building Code, and each unit needs its own parking space.
People also ask
Yes. After a free visit to measure, you get 3D renders of the finished space with the itemized quote, before you sign or any framing starts. That is the easy time to move a bedroom or a theatre screen wall.
People also ask
By giving each finished room a way in that avoids it. Aurora's Property Standards By-law rules out walking through the furnace or boiler room to reach any habitable basement room, so the plan either runs a corridor past a walled-in mechanical room or moves the equipment. Which one suits your basement is decided on paper, before framing.
People also ask
Yes. When a basement unit makes it a two-unit house, the Town of Aurora requires registration with its Building Services Division, so closing the building permit is not the last step. Build it into the timeline before a tenant moves in.
People also ask
Floor and walls that resist leakage from underground and surface water and are treated against damp, under the Town's Property Standards By-law. We check both at the first visit, before any layout is drawn.
People also ask
It brings in the building permit. Aurora exempts a basement finish only when no sleeping space or structural change is added, so a bedroom means drawings, a permit and inspections. On our jobs it also gets an egress window, planned into the layout from the start.
People also ask
Good to KnowAn Aurora basement quote carries lines for whatever the house needs before it can be finished, and the free visit is where we find them: damp in the walls or floor, a furnace room standing between the stairs and a planned bedroom, or a yard that slopes toward the house, since the Town leaves grading to the owner. A legal second unit adds lines of its own, starting with the parking space Aurora requires for each additional unit and the Building Code work the suite needs. Each is priced separately on the itemized quote that follows that visit, before any finishes are picked.
Aurora draws its permit line at bedrooms and structure. Finishing a basement needs no building permit when no structural alteration and no additional sleeping accommodation is proposed, so a family room, a gym or a theatre can go ahead without one. Add a bedroom or change the structure, and the job needs drawings, a permit and inspections. We tell you which side of that line your plan is on at the first visit.
Heritage rules reach a basement only when the outside changes: the Town's guide exempts interior work except where it affects external appearance, such as a new window well on a designated house. Downtown, the Community Planning Permit by-law treats an added unit as intensification, so a basement suite there needs that permit even though ordinary interior renovations are exempt. We handle whichever permits apply, and the inspections.
Aurora's Official Plan permits up to two additional dwelling units on a lot holding a single-detached house, a semi or a townhouse, subject to the Zoning By-law, the Ontario Building Code and one parking space for each additional unit. So the first check on a basement apartment is the driveway: it has to hold one more car. Because the house could take a second additional unit later, we lay out the basement so it doesn't rule that out.
Location is the next check. Aurora's Official Plan doesn't permit additional units in natural hazards, or in areas people and vehicles can't get in or out of during flooding or erosion, so a lot near a regulated creek is checked against the hazard mapping before any suite design starts. The Town also requires every two-unit house to be registered with its Building Services Division, so registration sits on the project list next to the permit and inspections.
Aurora's Property Standards By-law says every habitable room in a basement must be reached without passing through a furnace or boiler room. We draw the layout around that rule from the first sketch. Sometimes that means a hallway past an enclosed mechanical room, and sometimes moving equipment to open a better route to the bedrooms and living space. It is settled before framing, so the walls go up once.
Before any framing, the basement has to qualify as living space. Aurora's Property Standards By-law requires a habitable basement's floor and walls to resist leakage of underground and surface water and to be treated against dampness. So we look at the walls and floor first, and deal with leakage or damp before insulation and drywall cover them.
The yard matters as well. The Town of Aurora makes homeowners responsible for grading their lot so overland water flows away from the house. Where the yard slopes toward the foundation, or where a new walkout or window well goes in, we build the grading to shed water away and regrade the yard if it needs it.
An Aurora remodel follows the order the Town's rules set. Water comes first: the walls and floor are dealt with before anything covers them. The layout comes next, with bedrooms placed so they're reached without passing through the furnace room, and an egress window planned for each. Finishes come last, picked with you inside the budget once the 3D renders show the rooms, whether that's a theatre, a gym, a guest bedroom or a full second unit.
One project manager sends daily updates through the build, and at the end we walk through every room with you, then check in 30 days later. The inspections on a basement bedroom or suite in Aurora check the work against the Building Code. 'Done properly and up to code' is how luka gogolashvili described the office renovation Roman and the crew did for him.
Serving your areaContact us today for a free consultation and a detailed quote.
Every room starts as a drawing.
Track record
Sheet A-203Reno Raptors
Basement finishing
