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"Movie nights and game nights, one level down in Midland."
your lower
level.
Basement renovation in Midland for a family space, a theatre, a legal second unit or a new walkout. You see the room in 3D renders before demolition, and our team has finished more than 600 projects since 2018.
What We OfferIn Midland, a basement suite may take the entire basement, while a second unit anywhere else in a house is capped by floor area. Suite or rec room, every basement renovation in Midland needs a building permit before framing starts.
Rental income ready
Full legal secondary suites with separate entrance, kitchen, bathroom, and bedroom. We handle permits, fire separation, and all code requirements for rental-ready units.
Raw to refined
We take on the complete build-out (electrical, framing, insulation, flooring and drywall) and turn bare concrete into a beautiful living area.
Entertainment space
Game rooms and private cinemas, done to a professional standard: soundproofing in the walls, acoustic treatments, projector wiring, tiered seating and ambient lighting.
Work & wellness
Dedicated workspace or fitness area with proper ventilation, rubber flooring, mirrors, and electrical for equipment. Designed for daily use.
Entertaining essentials
Your vision decides the finish on storage, sinks, custom bars and drink fridges. We plumb and wire plain wet bars and full kitchenettes alike.
Light & access
Proper window wells let daylight in and give you an emergency way out. Bigger still, a full walkout excavation adds access at garden level.
Why Choose UsPermit specialists
We've built 30+ legal suites. We know Ontario Building Code requirements for fire separation, ceiling height, egress, and separate utilities inside and out.
Dry guaranteed
Proper waterproofing, vapour barriers, and drainage solutions. We address moisture at the source before finishing walls.
Efficient timelines
Most basement finishing projects complete in 4-6 weeks. Legal suites take 6-8 weeks including permit approval time.
Warm & efficient
We put spray foam or rigid boards on foundation walls, so the basement matches the main floor for comfort, with no cold spots.
Code compliant
Between legal suite units, we fit proper fire-rated assemblies of doors, drywall and sealing, each checked by an inspector and approved.
Maximize height
When ceilings are low, we can underpin to lower the floor or fit flush-mount solutions that hide mechanicals and maximize headroom.
Our 30+ legal suites show we know the code.
We waterproof first, then finish walls.
Averages 4-6 weeks to complete.
Warm wall to wall, like the main floor.
Full inspection of fire-rated assemblies.
We maximize height, hide mechanicals.
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 →FAQIt depends on the rooms, any bathroom or suite kitchen, and the finishes. For a legal second unit, one Midland rule helps the budget. The Town asks for no additional parking space for the unit, so you aren't paying for a new parking pad, provided the suite's entrance leaves the main house's required space in place.
Count on 4 to 6 weeks of work for a typical basement. For a family basement, the permit goes straight to building review, because finishing a basement that is not tied to a second unit is exempt from Midland's Zoning Certificate. A second unit takes longer to reach the start: planning review can take up to 5 business days, and the application needs a BCIN designer's drawings for both units.
Yes. The Town of Midland lists finishing your basement as work that requires a building permit, for a rec room as much as for a suite. That means the layout is drawn and approved before framing and inspected as the work goes. We take care of the application and book every inspection, so you are not dealing with the Town yourself.
Yes. A basement finished as part of your own home needs a building permit and staged inspections, but it skips the Zoning Certificate, the site plan and the two-unit drawings that a second unit requires. That makes it the quicker route to a theatre, a rec room or a home gym.
Didn’t see yours? Call (249) 444-4533 and ask.
Project TypesSix kinds of renovation, one in-house crew. Doing two rooms at once? We plan them together on one timeline.
We run Midland jobs out of our Barrie headquarters, about 40 min away.
Your written quote comes after a free site visit.
Book a Free Site VisitHomeowners AskShort answers to what homeowners in Midland ask us.
6 answers
A lot in a zone that allows second units, zoning approval and a building permit. Midland permits second units only in its R1 to R5, RT and RU zones, and planning review for the zoning approval can take up to 5 business days before building review starts.
People also ask
As big as the basement. Midland's Zoning By-law limits a second unit to 40% of the dwelling's floor area or 80 square metres, whichever is less, but a unit located in the basement may include the entire basement.
People also ask
No extra space is required. What Midland does insist on is that the unit doesn't eliminate the parking space the main house already needs, so a side entrance or stairwell can't be cut where that space is.
People also ask
A qualified designer with a BCIN. Midland wants existing and proposed layouts for both units and a site plan with both entrances and parking, and that drawing set is part of our job. Before it is drawn, you see the suite in 3D renders with an itemized quote.
People also ask
Yes. New drains and supply lines count as installing plumbing, which Midland puts under a building permit, so the bathroom goes on the same drawings and permit as the rest of the finish. Licensed plumbers do that part of the work.
People also ask
Yes, for your own household. Midland's zone list limits second units, which are allowed only in R1 to R5, RT and RU, while a basement finished as part of the house is exempt from the Zoning Certificate and goes straight to building review.
People also ask
Good to KnowA family finish needs a building permit, skips the Zoning Certificate and goes straight to building review. A second unit starts with the lot: it must be in an R1 to R5, RT or RU zone, it needs zoning approval from Planning Services first, and its drawings have to cover both units. Either way, the layout is settled before framing.
Once work starts, we request inspections through Cloudpermit. Anything entered by 11am is inspected between 1pm and 4pm the same day, which keeps the framing, plumbing and insulation stages from losing a day between trades.
A basement suite in Midland may take the entire basement, even though a second unit elsewhere in the house is capped at 40% of the floor area or 80 square metres. Its door goes at the side or rear, which decides where the new stairwell or entrance is cut, and it cannot sit where it would remove the main house's required parking space.
A second-unit permit in Midland needs existing and proposed interior layouts for both units, prepared by a qualified designer with a BCIN, plus a site plan showing both entrances and parking. When you talk to basement contractors, ask who prepares that set and who submits it. With us, the permit package is part of the job, and one project manager runs the build from our Barrie headquarters.
Nicholas Milano's review says the basement Max finished came out "done exactly how we wanted," at fair pricing.
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
