Renovating your home is one of the biggest investments you'll make. This comprehensive guide covers everything Saskatoon homeowners need to know: when you need permits, how to budget realistically, finding the right contractor, and avoiding the mistakes that cost people thousands.
Planning a renovation? Our general contracting services handle everything from permits to final walkthrough.
Step 1: Do You Need a Building Permit?
In Saskatoon, most renovation work requires a building permit. Working without one can result in fines, forced removal of work, insurance claim denials, and problems when selling your home.
Permits ARE Required For:
- Any structural changes (removing or adding walls)
- Basement development or finishing
- Kitchen renovations involving plumbing/electrical changes
- Bathroom renovations with plumbing changes
- Electrical work (new circuits, panel upgrades)
- Plumbing work (moving fixtures, adding fixtures)
- HVAC changes (new furnace, ductwork modifications)
- Window or door openings (changing size or location)
- Decks over 600mm (24") above grade
- Additions of any size
- Garage construction
- Secondary suites
Permits NOT Required For:
- Painting (interior or exterior)
- Flooring replacement (same-for-same)
- Replacing roofing with same material
- Replacing siding with same material (partial)
- Replacing windows/doors in existing openings (same size)
- Cabinet replacement (no plumbing/electrical changes)
- Countertop replacement
- Minor repairs and maintenance
How to Apply for Permits in Saskatoon
Visit saskatoon.ca/ePermitting to apply online. You'll need drawings/plans, a description of work, and payment. Processing takes 1-2 business days for completeness check, then additional time for technical review. A professional contractor will handle this for you.
Step 2: Setting a Realistic Budget
The #1 mistake homeowners make is underestimating costs. Here's how to budget properly:
Typical Renovation Costs in Saskatoon (2026)
| Project Type | Budget Range |
|---|---|
| Kitchen renovation (mid-range) | $25,000 - $50,000 |
| Bathroom renovation | $12,000 - $35,000 |
| Basement development (basic) | $35,000 - $55,000 |
| Legal basement suite | $65,000 - $110,000 |
| Main floor open concept | $15,000 - $40,000 |
| Whole-home renovation | $100,000 - $300,000+ |
The Budget Rule: Cost + 20%
Whatever your contractor quotes, add 20% for contingencies. Renovations almost always uncover surprises: hidden water damage, outdated wiring, structural issues, or code requirements that weren't visible during the estimate. This isn't padding—it's realistic planning.
Budget Breakdown Example: $50,000 Renovation
- Materials: $20,000 - $25,000 (40-50%)
- Labor: $17,500 - $22,500 (35-45%)
- Permits & fees: $1,000 - $2,000 (2-4%)
- Design/architectural: $1,500 - $3,000 (3-6%)
- Contingency (20%): $10,000
Get an Accurate Project Estimate
We provide detailed, itemized quotes so you know exactly where your money is going. No surprises, no hidden fees.
Request Free QuoteStep 3: Finding the Right Contractor
Your contractor choice will make or break your renovation. Here's the process:
Where to Find Contractors
- Referrals from friends/family: The best source—ask people who've recently renovated
- Saskatoon & Region Home Builders' Association: Members meet professional standards
- Google reviews: Look for contractors with 20+ reviews and 4.5+ stars
- Drive neighborhoods: See who's doing quality work locally
Verification Checklist
- Verify business registration (Saskatchewan Corporate Registry)
- Confirm liability insurance ($2M+ coverage)
- Verify WCB registration at wcbsask.com
- Check Better Business Bureau for complaints
- Read Google reviews (look for patterns in negatives)
- Call 3 recent references and ask: "Would you hire them again?"
Step 4: The Contract (Protect Yourself)
Never start work without a detailed written contract. It should include:
Must-Have Contract Items
- • Detailed scope of work
- • Materials specifications
- • Total price (itemized)
- • Payment schedule
- • Start and completion dates
- • Change order process
- • Warranty terms
- • Dispute resolution
Payment Schedule Guidelines
- • Deposit: 10-15% (max 20%)
- • After demolition: 15-20%
- • After rough-ins: 20-25%
- • After drywall: 20-25%
- • Final (after completion): 10-15%
- • Never pay in full before completion!
Step 5: During Construction
Communication is Key
- Establish regular check-ins (daily or weekly depending on project)
- Get a single point of contact (project manager or owner)
- Document everything in writing (email or text)
- Take photos throughout the process
Managing Change Orders
Changes happen in every renovation. When they do:
- Get the change in writing before work proceeds
- Understand the cost and timeline impact
- Sign off on the change order
- Keep copies of all change orders
Don't Make These Common Mistakes
- • Paying too much upfront (you lose leverage)
- • Making verbal agreements (always get it in writing)
- • Changing your mind constantly (drives up costs)
- • Hiring the cheapest quote (often means cutting corners)
- • Not planning for where you'll live during major renovations
Step 6: Final Walkthrough & Warranty
Before making final payment:
- Do a detailed walkthrough with the contractor
- Create a punch list of any incomplete or deficient items
- Ensure all permits are signed off by inspectors
- Get copies of all warranties (workmanship + product)
- Get lien waivers from subcontractors (if applicable)
Your Warranty Rights
A reputable contractor provides at least a 1-year workmanship warranty. Understand:
- What's covered (typically defects in workmanship)
- What's not covered (normal wear, homeowner damage)
- How to make a warranty claim
- Manufacturer warranties on products (often separate)
Ready to Start Your Renovation?
Meadow Contracting handles the entire process—permits, construction, inspections, and warranty. Let's discuss your project.
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