Your Basement Could Pay Your Mortgage
$1,800/month sitting under your feet. $21,600/year you're leaving on the table.
You've heard the stories. Permits. Inspections. The city shutting down illegal suites. We build legal ones that pass inspection the first time. Fire walls. Escape windows. Separate door. Everything the City of Greater Sudbury asks for.
One contractor. One timeline. Permit to tenant in 12-16 weeks.
Find Out What Your Suite Will Cost
Free on-site visit. We measure, plan, and quote. No pressure. Just real numbers.
The Numbers Speak for Themselves
A legal basement suite is one of the best investments you can make in your home.
Average monthly rent for a two-bedroom suite in Greater Sudbury (+ hydro)
Annual rental income while your property value goes up
Typical payback period, then it's pure income
Annual return on investment depending on suite size
| Suite Type | Monthly | Annual |
|---|---|---|
| Bachelor (~400 sq ft) | $1,200 | $14,400 |
| One Bedroom | $1,400 | $16,800 |
| Two Bedroom | $1,800 | $21,600 |
| Three Bedroom | $2,200 | $26,400 |
Current Greater Sudbury market rates for legal, registered suites. All rents are + hydro (tenant pays).
Banks count 100% of this rental income when you apply for a mortgage. A legal suite also raises your property value when you sell. Your basement is an asset. Put it to work.
In December 2024, Greater Sudbury City Council voted to allow up to 4 units on every serviced residential lot. No rezoning needed. Just a building permit. Your basement suite is one of those four units.
Zoning By-law 2010-100Z amendment + Official Plan Amendment OPA 134 (By-law 2024-178P). Applies to all settlement areas on municipal water and sewer.
Does Your Basement Qualify?
The Ontario Building Code sets rules for legal suites. Here's what your basement needs before we can start.
Minimum Ceiling Height
6'5" (1.95m)
In all rooms people live in. Under beams and ducts: 6'1" (1.85m). This is the #1 reason basements don't qualify.
Exit to Exterior
Direct access out
The suite needs a door that opens directly outside (walkout, garden door, or separate entrance). If you have this, egress windows in bedrooms are not required per OBC 9.9.10.1. Without it, every bedroom needs a 3.8 sq ft escape window.
Fire Separation
45-minute rating
5/8" Type X drywall between units with sealed penetrations. Homes 5+ years old may qualify for reduced rating with interconnected alarms.
Registration
By-law 2017-14
All secondary suites in Greater Sudbury must be registered with the City. Building permit, occupancy inspection, and registration are required before you can legally rent.
Not sure if your basement qualifies?
That's exactly what our free assessment covers. We measure ceiling heights, evaluate window openings, and tell you honestly if a legal suite is possible. No charge, no obligation.
Build Your Suite. See Your Costs.
Pick your unit type, choose your systems, select a finish level. The price updates on every click. No hidden costs.
Open studio layout
Kitchen + bathroom
No separate bedroom
Separate bedroom
Kitchen + bathroom
Living room
Two bedrooms
Kitchen + bathroom
Living room
Three bedrooms
Kitchen + bathroom
Living room
Ductless. Heats and cools. Single-head for smaller units, multi-zone for 2+ bedrooms.
$4,000
Ties into your existing furnace. New ductwork to the suite with fire dampers as required by code.
$5,000
Ties into your existing boiler. PEX piping to the suite with radiators or in-floor radiant heat.
$5,000Pricing assumes tying into your existing mechanical system. New system installs quoted on-site.
Plumbing includes kitchen, bathroom, and laundry rough-ins.
Per Ontario Building Code 9.9.10.1, if your suite has a door to outside, no egress windows are needed. If the only exit goes upstairs through the main house, one egress window is required on the floor level.
Your basement already has its own door to outside. No egress windows needed. No entrance work.
$0
No separate door. Ontario code requires one egress window per floor level (not per bedroom). We cut it into the foundation.
$5,000
No exterior access yet. We cut and build a new entrance with concrete walls, stairs, and door.
$20,000 - $40,000Walkout entrance pricing depends on excavation depth, foundation type, and finishing level. Quoted on-site.
5mm SPC vinyl plank flooring
Flat-panel melamine cabinets
Laminate countertops
Shower insert, basic fixtures
Paint, 6-panel doors, stock trim
6mm SPC vinyl plank with underpad
White shaker cabinets (CabinetSmith)
Quartz countertops + tile backsplash
Tile surround, upgraded vanity
Solid-core doors, tile bath floor
8mm wide-plank SPC (9" x 60")
Soft-close shaker cabinets + crown
Stone countertops + tile backsplash
Full tile surround, Toto toilet
Upgraded trim package
+ stainless appliances (optional)
Monthly Rent
Annual Income
Payback Period
Annual ROI
Important: This estimate assumes an unfinished, dry basement with existing exterior access. Estimates based on typical builds in Greater Sudbury. Every basement is different.
A Real Sudbury Basement Suite We Built
From unfinished basement to legal, tenant-ready apartment. This two-bedroom rented for $1,975/month + hydro.
The Risks of Doing It Wrong
The city is cracking down on illegal basement apartments. The fines are real, and they're expensive.
"Given 2 months to either get a permit or remove the suite."
The City of Greater Sudbury enforces By-law 2017-14. If they find your suite, you pay to make it legal or tear it out. Both cost a lot more when you're in a rush.
"No permit means no insurance coverage. One tenant complaint and you're exposed."
Your insurance won't cover a suite without a permit. If there's a fire, a flood, or someone gets hurt, you pay for everything out of pocket.
"Contractor said 'we don't do permits.' That was my first red flag."
Most contractors skip permits because they can't pass inspection. No fire walls. Wrong windows. Bad wiring. You save money now but pay ten times more later.
How We Build Your Suite
One team runs the whole project. We bring in licensed plumbers, electricians, HVAC techs, and designers so you don't have to.
Free Assessment
We walk your basement and check ceiling height, structure, moisture, and where your furnace and pipes are. You get honest answers on what's possible.
Quote Approved
Detailed scope of work with clear pricing. No hidden costs. Once you approve, we lock in your spot and start design.
Design & Permits
Our BCIN designer draws up code-compliant plans. We submit building, electrical, and plumbing permits to the City of Greater Sudbury. Design starts as soon as you approve the quote.
Structural Work
Foundation prep, window cuts, and entrance work. This is the heavy lifting that makes everything else possible.
Framing
Walls go up. Rooms take shape. Fire-rated framing, bulkheads, door openings, and closets. This is where you start to see your suite.
Mechanical Rough-Ins
Licensed trades run all pipes, wires, and ductwork behind the walls. Separate electrical panel, separate heating zone, all ready for inspection.
Insulation & Vapour Barrier
Good insulation keeps the suite warm and cuts energy bills. Vapour barrier where needed. This is what makes it feel like a real apartment, not a cold basement.
Drywall, Mud & Tape
Fire-rated drywall goes up on all required surfaces. Mud, tape, sand. The suite starts looking like a real apartment.
Paint & Finishings
Paint, trim, flooring, cabinets, countertops, bathroom, and lighting go in. Final hookups and inspections. The details that make it feel like home.
Collect Rent
Final city inspection. Suite gets registered. List it, find good tenants, and start collecting $1,200 to $2,200/month + hydro depending on size.
Everything a Legal Suite Requires
We handle every requirement the city asks for. One contractor. One project. Nothing missed.
Full Permit Handling
We fill out and submit all permit forms. Building, electrical, plumbing. You don't touch the paperwork.
Fire Separation
Fire-rated drywall, fire-rated doors, sealed gaps. Meets the Ontario Building Code for basement suites.
Egress Windows (If Needed)
If your suite doesn't have a door to outside, bedrooms need escape windows (3.8 sq ft opening). Suites with a walkout or separate entrance may not need them.
Exit to Exterior
A door from the suite straight to outside (walkout, garden door, or separate entrance). This is the safest way out and may mean you don't need escape windows.
Dry Basement Required
A dry basement is needed before suite construction begins. If you have moisture issues, we'll identify them during your free assessment and recommend a solution before we start.
Passes Inspection
We build to code from day one. Electrical, plumbing, building inspection — everything passes the first time. Registered with the city.
Multi-Generational Home Renovation Tax Credit
The federal government gives you 15% back on up to $50,000 of renovation costs for a secondary suite. That's up to $7,500 back in your pocket. Building for a parent or family member? This credit was made for you.
Passes Inspection. Guaranteed.
We don't cut corners. Every suite we build is designed to pass City inspection the first time. If something doesn't meet code, we fix it at our cost. Full insurance coverage throughout the project.
100% inspection pass rate. Locally owned in Greater Sudbury.
Frequently Asked Questions
Yes. The city requires permits for all basement suites. We handle all the permit forms and set up every inspection. This protects your investment, makes the unit legal to rent, and keeps your insurance valid.
A full suite build takes 12-16 weeks from assessment to tenant-ready. That includes permit processing, construction, and final inspection. We keep you updated at every step.
Sudbury basement suites rent for $1,200 to $2,200/month + hydro depending on size. A two-bedroom averages $1,800. Most suites pay for themselves in 3-5 years while your property value goes up. Banks count 100% of this rental income when you apply for a mortgage.
Your basement needs to be dry before we build. We'll check for moisture during your free assessment and let you know what's needed. If there are water issues, we'll outline the solution and cost before starting suite construction.
Fire walls (fire-rated drywall and doors), escape windows in bedrooms, a separate entrance, minimum ceiling height, electrical and plumbing to code, and registration with the city. We handle all of it.
Stop Leaving $21,600/Year Under Your Feet
One contractor. One timeline. We handle every trade, every permit, every inspection.
P.S. If you don't build a suite, your basement stays exactly as it is - empty, unfinished, and costing you money every month in lost rental income. Sudbury rents are up 19% year-over-year and the vacancy rate is 1.6%. The demand for legal apartments has never been higher. But we only take on a limited number of builds per season, and spring slots go fast. Get your free assessment now before the schedule fills up.