Garden Suite Builder
Simcoe County — From Excavation
to Occupancy
Most “garden suite companies” are sales layers — they take a deposit, subcontract the drawings, subcontract the build, and mark up everything in between. We’re the other kind: a licensed Ontario builder with our own excavation equipment, in-house septic capability, in-house BCIN permit drawings, and crews that have been building in this county for decades. When you hire us, the people who priced your suite are the people digging the hole.
Run by the family builders behind ICFhome.ca. When you order a feasibility report, a builder researches your lot — not a sales rep working a script.
We build garden suites across Simcoe County, from the excavation to the final occupancy inspection, with our own crews and equipment. A typical one-bedroom here runs $185,000 to $235,000 all-in, or about $340 to $490 per square foot. The first step is always a lot check, because setbacks, servicing and septic decide the footprint before taste does.
One Builder, Start to Finish —
No Sales Layer, No Handoffs
Every phase of a garden suite project runs under one roof and one contract. Here is exactly what that covers.
Site & Feasibility
Every project starts with the lot, not the floor plan. Zoning and setbacks, servicing or septic capacity, conservation overlays, fire access, equipment access. If the lot doesn’t work, we tell you before you’ve spent real money — that’s the point of the $399 + HST Feasibility Report: a written go/no-go in 48 hours, credited toward your build.
Design & Permits
BCIN-stamped permit drawings designed around your lot and your use — rental, parents, family. CSA F280 heat loss and MVDS ventilation design done in-house, so applications go in complete and don’t bounce. We manage the building permit, septic permit, and conservation authority file as one package. The full permit process →
Site Work & Septic
Our own machines: clearing, excavation, grading, trenching for services, driveway and access. On rural lots we design and install the septic — new bed, upgrade, or full replacement — rather than waiting on a third contractor’s schedule. This is where projects run months late with other builders; it’s where ours don’t. Septic guide →
The Build — to Occupancy
Foundation to keys: framing or ICF (our recommendation — R-25+ walls, STC 50+ quiet, heating bills that make a rental pencil better), roofing, windows, full mechanical with radiant floor options, kitchen and bath, finishes, every inspection passed. One accountable contract from permit to occupancy certificate.
Us vs. a Prefab Seller vs.
a General Contractor
| Us | Prefab Seller | General Contractor | |
|---|---|---|---|
| Feasibility before you commit | Written report, 48 hrs | Free sales call | Rarely offered |
| Rural / septic capability | In-house | “Site costs extra” | Subcontracted |
| Permit drawings + heat loss | In-house BCIN | Outsourced | Outsourced |
| Excavation & site work | Own equipment | Not included | Subcontracted |
| ICF high-performance option | Yes, since 1995 | No | Rarely |
| One accountable contract | Yes | Unit only | Depends |
What it costs with us, honestly: $340–$490 per square foot all-in for Simcoe County in 2026 — typically $185,000–$235,000 for a one-bedroom suite including soft costs and contingency. If someone quotes half that, ask what’s not in the number — foundation, septic, services, and permits are usually the answer. Run your own scenario in the cost calculator, read what drives the price, and see the prefab-vs-custom math. And the 2026 funding is real: up to $50,000 forgivable from Simcoe County, up to $65,000 stacked in Barrie, plus Barrie’s permit-fee rebate.
The Process —
Five Steps, No Surprises
Feasibility Report
$399 + HST · 48 hours
A written go / go-with-conditions / no-go on your specific lot — zoning, servicing, fire access, budget range. Credited toward your build if you proceed. Order it here →
Site Visit & Fixed Scope
Week 1–3
We walk the property, confirm the report’s findings on the ground, and price the project as a defined scope — not an open-ended estimate.
Design & Permits
2–4 months
BCIN drawings, energy documents, and every application — building, septic, conservation authority — managed as one file. What the permit process involves →
Site Work & Build
4–7 months
Our equipment, our crews, scheduled inspections at every hold point. Any change from approved drawings goes through a proper revision — no improvising on site.
Occupancy
Keys + paperwork
Final inspections passed, occupancy certificate issued, registration handled where required (automatic in Barrie), warranty documentation in hand. The full honest timeline →
Ready to Find Out If Your Lot Works?
We build across Barrie, Innisfil, Springwater, Oro-Medonte, Orillia, Severn, Ramara, Tiny, Tay, Midland, Penetanguishene, Wasaga Beach, Clearview, Collingwood, The Blue Mountains, New Tecumseth, Bradford West Gwillimbury, and south Muskoka. Start with the feasibility report — or call 705-533-1633 and talk to a builder, not a salesperson.
Have a Question About
Your Project?
Costs, permits, septic, financing, the County grant — whatever the question, send it over. We build across Simcoe County and reply within one business day. Or call 705-533-1633.
Know Before You Spend a Dollar —
The $399 + HST Feasibility Report
A written, property-specific answer researched by a licensed Ontario builder — not a sales call. Delivered within 48 hours. Here is exactly what you get:
- Zoning & setback check for your specific lot — with the bylaw sections cited
- Servicing & septic capacity assessment (the #1 rural deal-breaker)
- Site, equipment access & conservation-overlay review
- Realistic all-in budget and the funding your project qualifies for
- A clear GO / NO-GO verdict, in writing
- Your next three steps, in order