Unlock
"We check the flood overlay first, then build the basement you pictured."
your lower
level.
Basement renovations in Orillia, built by our Barrie headquarters crew: rec rooms and theatres, legal suites, egress windows and walkouts. We hold a 5.0 rating from 40 Google reviews, and 60% of our clients come back for another job.
What We OfferA basement renovation in Orillia starts with one decision: family space, such as a rec room or theatre, or a legal suite you can rent. That choice decides what goes on the permit drawings, so we settle it at the first visit.
Rental income ready
For a unit you can rent out, we build the full legal secondary suite: bedroom, bathroom, kitchen and separate entrance. Fire separation, permits and every code rule are ours to handle.
Raw to refined
Unfinished concrete becomes beautiful living space. The whole build-out is ours: framing, electrical, insulation, drywall and flooring.
Entertainment space
For your own cinema or game room, done professionally, we soundproof walls, add acoustic treatments and tiered seating, wire the projector and fit ambient lighting.
Work & wellness
Your dedicated office or gym gets mirrors, rubber flooring, proper ventilation and power for equipment, with a design built around daily use.
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
Add natural light and emergency egress with proper window wells. Or go bigger with a full walkout excavation for garden-level access.
Why Choose UsPermit specialists
After building 30+ legal suites, we're clear on exactly what the Ontario Building Code demands for egress, fire separation, separate utilities and ceiling height.
Dry guaranteed
Before walls are finished, we deal with moisture where it starts: proper waterproofing, drainage solutions 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
Rigid or spray foam insulation lines the foundation walls. The basement feels like the main floor: comfortable, without cold spots.
Code compliant
Drywall, doors and sealing make up the proper fire-rated assemblies we put between legal suite units. Every one is inspected and approved.
Maximize height
Low ceilings? We can lower floors (underpinning) or use flush-mount solutions to maximize headroom while hiding mechanicals.
Code knowledge backed by 30+ legal suites.
Walls get finished after waterproofing.
The average job: 4-6 weeks.
Warm wall to wall, like the main floor.
Every fire-rated assembly gets inspected.
We hide mechanicals for 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 →FAQIn Orillia, the lot can push the cost up: on a property in the City's flood hazard overlay, finished space below the flood construction level needs an engineer's design, and the furnace, panel and plumbing may have to be raised or protected. We check the overlay before quoting.
The work itself typically runs 4 to 6 weeks. Orillia also wants a Zoning Certificate in hand before you can apply for a residential building permit, and the permit review starts only after that. A legal suite adds its own drawings. Starting the zoning step early is the simplest way to protect the start date.
Expect to. The City of Orillia's finished basement guide asks for floor plans drawn to scale showing ceiling heights, door and window sizes, the depth of each window well and the sill height from grade, and it does not accept partial plans or photos. We measure the basement, produce that drawing set, and book the inspections as the work goes.
We find out at the first measure. Because the permit drawings have to show ceiling heights to scale, every beam, duct and low spot gets measured anyway, and the drawing shows early where headroom is tight. If a room falls short for its planned use, changing the plan on paper costs far less than changing it after framing.
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 Orillia jobs out of our Barrie headquarters, about 30 min away.
Your written quote comes after a free site visit.
Book a Free Site VisitHomeowners AskShort answers to what homeowners in Orillia ask us.
6 answers
It depends on what you need the space for, and we don't estimate resale value. A finished basement adds rooms inside walls you already own, and the itemized quote prices each one, so you can weigh it against how much you'd use it.
People also ask
A Zoning Certificate, then permit drawings with a residential hydraulic load calculation and the existing floor and fire separation details.
People also ask
It can, if a professional engineer shows the design protects both the structure and the people using the space. Without that, living space below the flood construction level is not permitted in the overlay. The furnace, electrical panel and plumbing also have to be raised above that level, or protected and kept reachable during a flood.
People also ask
With their depth and the sill height measured. The finished basement plans must show how deep each well sits below its window and how high the sill is from grade, along with door and window sizes, so the wells are sized on paper before any digging.
People also ask
Yes. We build theatres and rec rooms with soundproofed walls and acoustic treatment, and licensed electricians run the projector wiring and lighting. Tell us at the first visit which rooms upstairs need quiet, and we'll plan the layout around them.
People also ask
Yes. Orillia lists basement walkouts in side yards among the jobs that need a lot grading and drainage plan stamped by a P.Eng., C.E.T. or OLS. That plan goes into the permit drawings, so it's arranged before any digging starts.
People also ask
Good to KnowTwo City of Orillia steps come before a permitted basement finish can start. First, the Zoning Certificate the City asks for ahead of any residential building permit application. Then the permit drawings, and for a finished basement the City is exact: floor plans to scale with ceiling heights, door and window sizes, window well depths and sill heights, with no partial plans or photos. We measure the basement ourselves and draw the full set, so the application goes in complete.
Orillia's Building in Flood Plains policy changes what a basement can be on some lots. In a Flood Hazard Overlay Zone, habitable space below the Flood Construction Level is not permitted unless a professional engineer shows the design prevents structural damage and risk to occupants. Electrical, mechanical, plumbing and heating systems have to sit above that level, or be protected against flood damage and stay reachable during a flood. That can mean moving a furnace or panel, which changes the layout and the price, so we confirm the lot's status before drawing anything.
A rental unit in the basement is an additional dwelling unit in Orillia's terms, and the City's guide for one asks for a Residential Hydraulic Load Calculation Form plus the existing floor and fire separation details. A walkout in a side yard brings a lot grading and drainage plan, stamped by an engineer, a certified technologist or a land surveyor. If the house is on a private septic system, which the City inspects every five years, we check its record and condition early, because a second unit adds to what it handles. All of that sits behind the Zoning Certificate.
The same team does all of it: we measure the basement at the first visit, draw and file the permit set, then build, with licensed trades on the wiring and plumbing and a project manager who reports to you every day. Orillia is served from our Barrie headquarters. Nicholas Milano had his basement finished by Max and wrote that it was "done exactly how we wanted" at a fair price. When the work is done we walk through it with you and check in again 30 days later.
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
