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"Sand outside the walls, a warm finished basement inside them."
your lower
level.
Basement renovation in Wasaga Beach: a finished rec room or theatre, a legal suite, or new egress windows and a walkout. You see 3D renders before demolition starts, and after handover we check in again 30 days later.
What We OfferYour basement renovation in Wasaga Beach might be a rec room, a theatre or a separate suite with its own door. Finishing it or adding a suite needs a Town permit, and new window wells or walkouts are dug in the town's sandy soil.
Rental income ready
Built to rent out, our full legal secondary suites get their own entrance, bathroom, kitchen and bedroom. We look after permits, fire separation and whatever else the code requires.
Raw to refined
Unfinished concrete becomes beautiful living space. The whole build-out is ours: framing, electrical, insulation, drywall and flooring.
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
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
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
Walls stay unfinished until moisture is handled at the source through drainage solutions, proper waterproofing and vapour barriers.
Efficient timelines
A typical basement finishing project wraps up in 4-6 weeks. Allow 6-8 weeks for legal suites, permit approval time included.
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
Low ceilings? We can lower floors (underpinning) or use flush-mount solutions to maximize headroom while hiding mechanicals.
30+ legal suites built. We know the code.
Waterproofing before finishing walls.
The average job: 4-6 weeks.
Main-floor warmth, with cold spots gone.
Fire-rated assemblies, fully inspected.
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 →FAQIn Wasaga Beach, the line to watch is any digging. The town is mostly sand and loamy sand, so a new egress window well or a walkout is cut into loose ground that has to be shored while it is open and regraded afterwards so water drains away from the house. A finish with no new openings skips that work. Bathrooms, a suite kitchen and your finishes account for most of the rest.
Basements typically take 4 to 6 weeks once we start. The permit comes first: the Town of Wasaga Beach issues a house permit within 10 business days of a complete application. A basement application rests on detailed floor plans, so we finish them, with every room, window and alarm noted, before we submit.
Yes. The Town of Wasaga Beach lists finishing an unfinished basement, adding a basement suite, and repairing or replacing basement waterproofing as work that needs a building permit. You get drawings first and inspections as the work goes, and we take care of both. If the foundation needs waterproofing work before the finish, that repair needs a permit too, so it belongs in the plan from the start.
Most of the layout. Bedroom locations and their windows, alarm positions and the heating plan all have to be on the permit drawings, so you settle them with us before the Town issues the permit. Moving a bedroom once framing starts means revising approved drawings, which costs time.
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 Wasaga Beach jobs out of our Barrie headquarters, about 35 min away.
Your written quote comes after a free site visit.
Book a Free Site VisitHomeowners AskShort answers to what homeowners in Wasaga Beach ask us.
6 answers
Its own entrance, an emergency egress window and fire separation from the main house, all shown on the drawings. The Town also wants a site plan showing the driveway and parking spaces, so parking is worked out before the design is final.
People also ask
From measurements and 3D renders. We measure the space, show you the finished room before work starts and price it line by line. Turning an unfinished basement into either one counts as finishing it, which the Town lists as permit work.
People also ask
Yes. Tim Paulau's review lists a legal basement apartment addition among the jobs Max and Roman have done for him in Barrie over more than five years, along with bathroom remodels and a full kitchen in his own home.
People also ask
The ones that open walls or the ground. A bathroom, an egress window for a future bedroom or the door for a later suite are easier to add while the basement is still unfinished than after new drywall is up.
People also ask
The plans start from what is already built. A Wasaga Beach application for an accessory unit asks for the existing floor separation and fire separation details, so we record the current ceiling and walls first, then design the suite around them.
People also ask
Yes, and it goes on the permit drawings. Wasaga Beach wants handrails noted on the floor plan of a finished-basement application, next to the room names and window sizes, so the stair rail is planned with the rest of the basement rather than added at the end.
People also ask
Good to KnowA Wasaga Beach basement permit is built on the floor plan. The Town asks for room names and dimensions, door and window sizes, egress for each bedroom, smoke alarm and carbon monoxide detector locations, handrails and, where applicable, the HVAC design. We prepare that set, submit it and book the inspections as each stage is ready.
Most of Wasaga Beach sits on sand and loamy sand, with excessive to good drainage and ground that slopes irregularly. Water moves through it easily, and loose sand is why the cut for a window well or walkout is shored while it is open. Afterwards the grading has to be put back so surface water runs away from the new opening. We price that work once we have seen the yard and where the opening would go.
A legal second suite in a Wasaga Beach basement is planned from the outside in. The Town's application for an accessory unit asks for elevations showing the suite's entrance and its emergency egress window, details of the existing floor and fire separation, and a site plan with the driveway and parking spaces. Where the door and that window land usually decides where we dig, and the fire separation between the two units is drawn before framing, not added later.
Ask basement contractors who draws the plans and who files the permit. With us, the drawings, the application and the inspections are part of the job, and the electrical and plumbing go to licensed trades. One project manager, working out of our Barrie headquarters, runs each Wasaga Beach basement and updates you daily.
Roman and the crew renovated an office for luka gogolashvili, who wrote that everything was done "properly and up to code." A permitted basement is held to that standard at each Town inspection, and booking every one of those visits is on us.
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
