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Planning in Markham
Start with your property and your priorities.
Markham's housing includes historic village properties, detached homes with later additions, townhouses and managed buildings. An old exterior does not reveal the framing inside, and a newer plan does not guarantee that a wall is nonstructural. Start with what has been built at this address and what you want to change.
Describe the intended room use, finishes and any walls or services that will move. Bring available plans, photos and a survey for exterior work. For a useful estimate, separate decisions already made from open choices such as cabinetry, tile, doors and flooring.
A Markham estimate should start with the actual property and chosen scope. Share drawings and finish preferences, and identify which design decisions are still open.
We serve Markham from our Etobicoke base. Tell us which spaces need to change, whether you will stay in the home during construction, and which parts of the scope are most important to you.
Neighbourhoods we serve in Markham
- UnionvilleWhich previous additions or alterations are documented at this address, and what original details should remain?
- Markham VillageWhat is the building and ownership type, and are there management conditions for alterations or deliveries?
- ButtonvilleWhere can materials reach the work area, and which gates, trees or structures affect that route?
- CornellHow do the proposed rooms connect to existing stairs, services and the spaces the household will keep using?
- ThornhillWhat does current property information show about boundaries, easements, grades and the planned footprint?
From Unionville, Markham Village, Buttonville, Cornell and Thornhill and beyond, each property needs its own look at access, existing construction and the proposed work.
Homes in Markham
Unionville retains nineteenth-century buildings, including the circa-1850 Salem Eckardt House. Check whether your own house is heritage-designated before assuming its age or alteration requirements.
Markham: examples of historic local buildings ↗Prepare for your estimate
- Available drawings and property records
- Selected products and undecided options
- Construction access and occupied rooms
Markham approvals at a glance
Markham uses ePLAN for digital building-permit submissions and separates housing, additional-unit and other permit types. Review the submission requirements for the specific building and intended use.
In Markham's current ePLAN process, drawings pass a pre-screen before the submission becomes a permit application; the application date is the date pre-screen is approved. Applicants then receive review comments and submit revisions electronically. The housing guide identifies site, architectural, structural and mechanical information according to scope, along with lot-grading approval for relevant new buildings, additions or accessory buildings. Allow for those dependencies before fixing the construction programme.
The route from proposal to construction
Resolve the steps that apply to the proposed work, and keep design decisions aligned with the accepted drawings. Review time and construction time are separate parts of the programme.
- Describe the work and intended use
Show existing and proposed layouts, new footprint or height, moved services and any additional dwelling. Identify the property type and ownership or management conditions.
- Check zoning and site approvals
Test the concept at the actual parcel. Ask about variances, heritage status, regulated land, grading and protected trees where relevant; record the departments and required documents.
- Prepare and submit the correct package
Use ePLAN and the applicable Housing or other checklist. Allow for pre-screen acceptance, review comments and revised plans.
- Receive permission and arrange inspections
Confirm that permits and required approvals have been issued before beginning the affected work. Keep the approved plans available and arrange inspection stages before assemblies are concealed.
Heritage and grading before exterior selections
For a designated property or property in a heritage conservation district, ask Markham which heritage approval the exterior proposal needs. Its current guidance distinguishes minor, major and demolition applications; major heritage applications need a pre-application consultation. Build that review into design before ordering a window, porch or cladding detail. Where the land is regulated by TRCA, ask about development and grading permission separately from the municipal heritage and building applications.
Garden homes, coach houses and internal suites
Markham calls detached backyard dwellings garden homes, and separately describes coach houses associated with detached garages. Its April 2026 guide and Housing permit category set out site, zoning, design and registration questions. An internal secondary suite has a different guide. Select the correct dwelling arrangement, then show the main house, proposed accessory building, emergency access and service connections on site-specific documents.
Agree who handles each approval and construction task
Name the responsible party in the design appointment or contract. The table is a planning checklist; confirm which services are included in the Andymax proposal.
| Task | Confirm with | Record to keep |
|---|---|---|
| Property information | Owner and survey/design team | Current survey or accepted site information, prior drawings and known changes |
| Design and engineering | Appropriately qualified designer or engineer for the scope | Coordinated drawings, specifications and defined design responsibilities |
| Applications and comments | Owner or authorized applicant | Submission checklist, review comments, revisions and issued approvals |
| Construction and inspection stages | Contractor, permit holder and relevant inspectors | Approved plans, inspection requests, site changes and completion records |
| Product and scope changes | Owner, contractor and designer where affected | Written selection or variation, cost effect and any approval revision |
Costs, approval time and construction time
Ask the written estimate to separate design, permit fees, demolition, construction, temporary protection, service changes and reinstatement. Identify allowances by product or work category, and say whether HST is included. Where investigation is still needed, record the unresolved condition and the approval process for any price change. A planning range is useful only alongside those boundaries.
Plan design and approvals, procurement, construction and finishing as distinct stages. A municipal first-review target is not a guaranteed permit-issuance date, and neither establishes the duration of the physical work. Ask what is already designed, what remains subject to review and which materials must be available before demolition. Use the matching service guide for published scope ranges, then request a property-specific schedule.
Check incentives separately from the construction price
Markham's application process involves submission and permit charges, and other project approvals can have separate fees. The linked approval guides do not establish a universal renovation or garden-home grant. Confirm the applicable current charge calculation and any separately verified incentive with the relevant department. Keep professional design, heritage review, grading and servicing costs separate from the construction-only allowance so the budget can be compared.
Useful questions for a Markham site visit
These prompts relate to the project conditions at your address. Neighbourhood names below identify coverage areas; they do not establish building type, age or permit status.
- ePLAN: plan for pre-screen acceptance before formal permit review.
- Heritage work: obtain the required consultation before a major heritage submission.
- Additional units: distinguish secondary suites, garden homes and coach houses.
Compare the relevant service and project guidance
Read the detailed service scope, then apply the local approval path to your proposal. The work gallery shows documented Andymax photographs and links to the relevant services.
What we build
Our services in Markham
Each service below is described for Markham properties and links to its full guide. Ranges are in Canadian dollars, before applicable HST; your written estimate reflects the materials, scope and conditions at your property.
Check the property’s design context early
A Markham addition should begin with both the space you need and the property’s planning context. If the home is designated or within a heritage conservation district, check whether heritage review affects the proposal before finalizing exterior changes. We can discuss how the new work will connect to the existing house.
Use Markham's Housing application requirements, including applicable lot-grading approval, and allow for ePLAN pre-screen acceptance. See Markham: ePLAN submission, review and approval process.
Measure the point where new rooms meet the original house. Price foundations, roof connections and changes inside retained rooms alongside new floor area; list landscaping and driveway repairs separately if excluded.
Typical range: $350–$600 / sq. ft.· Home addition construction
See Home Additions pricing and scope →Match the backyard-home idea to the address
For a Markham garden-suite proposal, confirm the permitted dwelling arrangement and applicable zoning before choosing a standard plan. If heritage considerations apply to the property, include them in the early design review. We can help you think through construction access and the connection between the new building and the existing site.
Markham calls detached backyard dwellings garden homes, and separately describes coach houses associated with detached garages. Its April 2026 guide and Housing permit category set out site, zoning, design and registration questions. An internal secondary suite has a different guide. Select the correct dwelling arrangement, then show the main house, proposed accessory building, emergency access and service connections on site-specific documents. See Markham: coach house and garden home guide, April 2026.
Include emergency access, utility routes, foundation work and disturbed-yard restoration in the site budget. Keep a standard building model separate from the property approvals and connections it still needs.
Typical range: $180,000–$250,000· One-bedroom garden suite, approximately 500–600 sq. ft., with mid-range finishes and a slab foundation
See Garden Suites pricing and scope →Refresh the home while respecting what belongs
A Markham home renovation may involve keeping some details while changing the way the rooms function. We can help you identify the doors, trim, flooring or exterior features you want to preserve. That makes the preparation and repair boundaries clearer when the new work begins.
Review Markham's renovation guidance using the actual changes to walls, services and use, rather than treating every kitchen or bathroom project as a cosmetic update. See Markham: permit categories and residential submission requirements and Markham: ePLAN submission, review and approval process.
Create one list of walls, openings and services that change, then list retained floors, ceilings and rooms requiring protection. Compare the same preparation, finishing and reinstatement boundaries across bids.
Typical range: $250,000–$400,000· Mid-range whole-home renovation of approximately 2,000 sq. ft.
See Home Renovations pricing and scope →Resolve basement use before room layout
For a Markham basement, decide whether you need recreation space, a home office, guest accommodation or another dwelling. We can discuss the visible constraints with that purpose in mind: headroom, stairs, window positions and the area occupied by equipment. A layout should follow those conditions rather than conceal them.
Markham separates the Housing permit and secondary-suite requirements, including registration questions for another dwelling. See Markham: permit categories and residential submission requirements and Markham: coach house and garden home guide, April 2026.
Record usable heights, stairs, exits, mechanical equipment and water-entry history. State whether the lower level is for the household or a self-contained dwelling before planning partitions or selecting finishes.
Typical range: $45,000–$75,000· Mid-range basement renovation including a bathroom
See Basement Renovations pricing and scope →A bathroom that fits both style and routine
For a Markham bathroom renovation, decide which parts of the daily routine need to improve. Better storage, a more usable shower and clearer floor space can be more valuable than changing every fixture position. We can help you compare those choices with the existing layout and installation access.
Review Markham's renovation guidance using the actual changes to walls, services and use, rather than treating every kitchen or bathroom project as a cosmetic update. See Markham: permit categories and residential submission requirements and Markham: ePLAN submission, review and approval process.
Distinguish fixture replacement from relocated drains, new plumbing and changed walls. Include substrate repairs, waterproofing, ventilation coordination and access to services below the room in the written scope.
Typical range: $15,000–$25,000· Basic three-piece bathroom renovation
See Bathroom Renovations pricing and scope →Consider drainage along with the deck layout
Markham’s deck guidance directs homeowners to consider drainage as well as construction requirements. For your deck, show us where the platform, stairs and existing yard levels meet. The design should provide useful outdoor space without treating the surrounding ground as an afterthought.
Use Markham's deck category to confirm drawings, zoning and permit requirements for the proposed height, attachment and any roof. See Markham: permit categories and residential submission requirements.
Draw the door level, adjacent finished grade, stairs, guards, footings and house connection. Price demolition and support repairs explicitly; replacement boards alone do not establish that old framing is suitable.
Typical range: $70–$200 / sq. ft.· Deck construction, priced by deck area
See Deck Building pricing and scope →A boundary plan before a fence design
For a Markham fence, start by identifying the boundary and the openings needed to use the yard comfortably. We can discuss how the fence will turn corners, meet existing structures and handle changes in level. A sketch of each run is more useful than a single total length.
Ask Markham about the fence's location, height, material and any separate pool-enclosure approval; the residential building-permit guide is a starting contact. See Markham: permit categories and residential submission requirements. A pool enclosure, retaining wall and ordinary privacy fence can involve different requirements. Confirm the local dimensions for this property.
Use dependable boundary information and show gates, grade changes, driveway visibility and any easements. Agree on post locations and removal work; an existing fence is not proof of the legal lot line.
Typical range: $55–$85 / linear ft.· Installed cedar fencing, priced by fence length
See Fence Building pricing and scope →Keep the kitchen connected to the rest of the home
A Markham kitchen renovation can update a dated room while preserving features you still enjoy. Tell us which cabinets, floors or architectural details you want to keep and where the layout causes frustration. That helps distinguish a focused refresh from work that reaches into adjoining rooms.
Review Markham's renovation guidance using the actual changes to walls, services and use, rather than treating every kitchen or bathroom project as a cosmetic update. See Markham: permit categories and residential submission requirements and Markham: ePLAN submission, review and approval process.
Mark moved plumbing, electrical points, openings and exhaust routes on the layout. Match cabinet, worktop and appliance allowances when comparing prices, including repairs where the kitchen meets adjacent rooms.
Typical range: $35,000–$75,000· Full kitchen renovation
See Kitchen Renovations pricing and scope →New flooring beside the details you’re keeping
For Markham flooring installation, decide whether the new material will cover a whole level or meet retained flooring and trim. We can help plan those transitions so the finished work feels intentional. Existing floor height and substrate condition should be checked before a material choice is treated as the whole project.
Describe whether the work only replaces finishes or also changes structure, plumbing or a fire-separation assembly. The complete scope determines the municipal review. Use Markham: permit categories and residential submission requirements and Markham: ePLAN submission, review and approval process; a finish-product choice does not establish a permit exemption for connected work.
Measure floor levels, transitions, doors and fixed cabinetry. Separate removing the old finish from correcting the substrate; identify whether the proposal changes structure or a required fire/sound assembly.
Typical range: $5–$18 / sq. ft.· Flooring installation across a range of material choices
See Flooring Installation pricing and scope →Tile details that suit the room’s character
Markham tile work may need to sit comfortably beside retained cabinetry, stone or older architectural details. We can discuss tile size, layout and edge treatment using photos of the whole room. A finish sample is a starting point, but the junctions determine how the installation looks when complete.
Describe whether the work only replaces finishes or also changes structure, plumbing or a fire-separation assembly. The complete scope determines the municipal review. Use Markham: permit categories and residential submission requirements and Markham: ePLAN submission, review and approval process; a finish-product choice does not establish a permit exemption for connected work.
Identify the substrate, wet-area boundaries, drain position and waterproofing system before selecting tile. A larger format or new shower layout can change preparation; compare the complete assembly, trim and transitions.
Typical range: $10–$25 / sq. ft.· Tile supply and installation for standard layouts
See Tile Installation & Tile Work pricing and scope →Residential Structural Framing
Make structural framing fit your Markham home
Unionville’s older properties and Buttonville’s later development offer different starting conditions. For an addition, identify the original roof and floor levels and any changes made since the house was built. For a new home, the approved plans and lot access set the framework for discussing the framing work.
Markham's Housing guide includes wall removal and structural drawing requirements; use ePLAN for the permit review. See Markham: permit categories and residential submission requirements.
Document existing bearing, proposed spans, openings and supports down to the foundation. Assign responsibility for design and temporary support, and include inspection access and repairs to adjacent finishes.
Typical range: $12–$18 / sq. ft.· Labour for rough residential wall, floor and roof framing on a new build
See Residential Structural Framing pricing and scope →Review a Markham wall opening room by room
A Unionville home with retained interior details may call for careful planning of the finishes around a new opening. A newer Buttonville layout can still have walls that carry a floor above. The first conversation should cover what the homeowner wants to see and what the existing structure allows.
Markham's Housing guide includes wall removal and structural drawing requirements; use ePLAN for the permit review. See Markham: permit categories and residential submission requirements.
Show the proposed opening with the rooms above and supports below. Define the engineered load path and temporary-support sequence before demolition; include beam concealment, services and floor/ceiling repairs.
Typical range: $3,800–$9,500 / wall· Typical single-wall structural opening with temporary support, wall removal, beam installation and column tie-in
See Load-Bearing Wall Removal pricing and scope →Budget planning
Common starting points in Markham
Planning ranges for early budgeting, in Canadian dollars before applicable HST. Your written estimate will reflect the materials, scope and conditions at your property.
Home Additions
$350–$600 / sq. ft.
For: Home addition construction.
Plan for the foundation, connection to your existing home, design, approvals and restoration of affected areas.
Explore this service →Home Renovations
$250,000–$400,000
For: Mid-range whole-home renovation of approximately 2,000 sq. ft..
The number of rooms, layout changes, building services and finish selections determine the full scope.
Explore this service →Deck Building
$70–$200 / sq. ft.
For: Deck construction, priced by deck area.
Material, height, foundations, stairs and railings affect the price. Removal of an existing deck is assessed separately.
Explore this service →What usually changes the price
Home Additions
- Size and number of storeys
- Foundation and existing structural conditions
- Connections to heating, plumbing and electrical services
- Changes within the original home
- Exterior and interior finish selections
Home Renovations
- Number of rooms and demolition scope
- Layout and building-system changes
- Cabinetry and finish selections
- Existing conditions uncovered during work
- Phasing and access to occupied rooms
Deck Building
- Deck area and finished height
- Existing structure and demolition
- Decking material and finish
- Stairs, rails and layout complexity
- Site access and preparation
Helpful guides
Read these before you request or compare estimates for a Markham project.
Project planning
How to compare renovation estimates without missing the scope
A practical checklist for comparing inclusions, allowances, exclusions and change procedures before choosing a renovation proposal.
Read the guide →Project planning
What to prepare before asking for a deck-building estimate
Plan the use, dimensions, material preferences and existing-condition questions that make a deck consultation productive.
Read the guide →Project planning
Garden suite or home addition: which kind of extra space do you need?
Compare connected living space with a separate dwelling before choosing a direction for your property.
Read the guide →Markham FAQ
Which municipality reviews a Markham building project?
The applicable municipal building authority is Markham. Use the property's exact address, intended use and complete scope to confirm the application category and other approvals.
Does a permit exemption mean zoning and site rules do not apply?
No. A limited building-permit exemption does not establish zoning compliance or remove separate approvals relevant to the property. Describe the full work to the municipality, including connected structural, plumbing, use or exterior changes.
Does uploading drawings to Markham ePLAN start formal permit review?
Not immediately. Markham says the submission must pass pre-screen to become a permit application, and the application date is the pre-screen approval date. Plan the schedule around a complete accepted submission and any required revisions.
What should I send for a Markham estimate?
Start with the address, building type, photographs, approximate dimensions, intended use and any available survey or drawings. Include known water entry, prior structural work, access restrictions and rooms that must remain usable. A detailed price may need completed design and investigation.
Can an application review target be used as the construction schedule?
No. Design preparation, complete application review, revisions, outside approvals, procurement and physical construction are different stages. Establish the dependencies for the actual proposal before agreeing to demolition or a construction start.
Who obtains drawings, permits and inspections?
Confirm this in writing with the owner, authorized applicant, design professionals and contractor. Record who prepares documents, responds to comments, obtains outside approvals, books inspections and retains the final records. Do not assume those tasks are included in a construction allowance.
Are the published cost ranges an exact local quote?
No. They are early planning ranges with stated scope. The property-specific estimate must describe preparation, materials, connected work, exclusions, allowances and tax treatment; site access and existing conditions can change the result.
Do you serve Markham?
Yes. Markham is one of our ten confirmed service areas. Contact our Etobicoke office to discuss your project and scheduling.
How do I compare estimates for my property?
Provide each contractor with the same scope, measurements and selections. Ask for allowances, exclusions and tax treatment, then clarify any differences before choosing.
Which approval information applies to home additions in markham?
Use Markham's Housing application requirements, including applicable lot-grading approval, and allow for ePLAN pre-screen acceptance. See Markham: ePLAN submission, review and approval process.
Which approval information applies to home renovations in markham?
Review Markham's renovation guidance using the actual changes to walls, services and use, rather than treating every kitchen or bathroom project as a cosmetic update. See Markham: permit categories and residential submission requirements and Markham: ePLAN submission, review and approval process.
Which approval information applies to deck building in markham?
Use Markham's deck category to confirm drawings, zoning and permit requirements for the proposed height, attachment and any roof. See Markham: permit categories and residential submission requirements.
Which approval information applies to garden suites in markham?
Markham calls detached backyard dwellings garden homes, and separately describes coach houses associated with detached garages. Its April 2026 guide and Housing permit category set out site, zoning, design and registration questions. An internal secondary suite has a different guide. Select the correct dwelling arrangement, then show the main house, proposed accessory building, emergency access and service connections on site-specific documents. See Markham: coach house and garden home guide, April 2026.
Municipal planning resources
The applicable municipality is Markham. Check its current rules for the exact work proposed. A general service description does not establish whether a property or design is eligible.
Markham building information ↗Before work begins, establish who is responsible for design documents, applications, inspections and changes to the approved scope.
Further information
Planning a project in Markham?
Tell us about your plans, property and preferred timing.