Frequently Asked Questions

Kitchen renovation costs in Ontario vary widely based on scope and materials:

• Basic refresh (paint, hardware, lighting) — $5,000–$12,000
• Mid-range renovation (new cabinets, countertops, appliances) — $25,000–$50,000
• Full high-end kitchen (custom cabinets, stone counters, full layout change) — $60,000–$100,000+

For a flip or investment property, we typically recommend a targeted mid-range renovation focused on the highest-ROI elements. Our free AI Analysis tool will give you a specific estimate for your property.

Timelines depend on the scope of work, but here are realistic benchmarks:

• Kitchen renovation — 7–14 days
• Bathroom refresh — 5–7 business days
• Flooring & full interior paint — 5–10 days
• Basement finishing — 4–8 weeks
• Full flip renovation (multiple trades) — 4–8 weeks

We run multiple trades simultaneously to compress timelines as much as possible — a key advantage for investors trying to minimize holding costs.

Yes — every project comes with a written fixed-price contract before any work begins. This means:

• No surprise invoices at the end of the job
• No scope creep without your explicit written approval
• If we miss the agreed deadline, you don't pay the overage
• All pricing is agreed before a single nail is hammered

We achieve this by doing a thorough inspection and adding a contingency buffer before quoting. If something genuinely unforeseen arises (e.g. hidden mold behind walls), we discuss it with you before proceeding — but this is rare and never a surprise at the end.

Based on Ontario market data, here's how common renovations rank by return on investment:

• Kitchen update — typically 75–100%+ ROI. The #1 priority for most flips.
• Bathroom refresh — 60–80% ROI. High visual impact at relatively low cost.
• Flooring & paint — 50–70% ROI. Lowest cost-per-square-foot improvement.
• Curb appeal — 8–12% price uplift. Critical for driving initial buyer interest.
• Basement suite — High absolute dollar return but longer timeline and higher cost.

The exact ranking depends heavily on your specific property, neighbourhood, and current condition. Our free AI tool analyses your photos and ranks renovations by ROI for your specific situation.

Yes — permit management is included in our service where required. We handle pulling permits, scheduling inspections, and ensuring all work meets Ontario Building Code requirements. You don't need to deal with the municipality directly.

Common renovations that require permits in Ontario include electrical panel upgrades, structural changes (load-bearing walls), basement underpinning, additions, and secondary suite conversions. Cosmetic work like flooring, painting, and cabinet replacements generally does not require permits.

All renovation work completed through Pro Pretty Reno's comes with a 12-month workmanship warranty. This covers defects in materials and workmanship — if something we installed fails or was done incorrectly within 12 months of completion, we fix it at no charge.

This warranty is separate from any manufacturer warranties on appliances or materials, which may be longer. The warranty does not cover normal wear and tear, damage caused by the property owner, or issues arising from pre-existing conditions disclosed at the time of quote.

No — our service is designed to be completely hands-off for you if preferred. We provide:

• A dedicated project coordinator as your single point of contact
• Weekly photo updates sent directly to you
• Milestone check-ins at key stages of the project
• A final walkthrough before we consider the job complete

Many of our investor clients live outside the GTA or are managing multiple properties at once. The hands-off approach is one of the most valued parts of our service.

We have active renovation teams across the GTA and beyond, including Toronto, Mississauga, Brampton, Vaughan, Markham, Richmond Hill, Oakville, Burlington, Pickering, Ajax, Whitby, Oshawa, Milton, Halton Hills, Georgetown, and Barrie.

If your property is outside these areas, contact us — we serve all of Ontario and can often arrange coverage for properties in other regions within a short timeframe.

Power of Sale is a legal process under Ontario's Mortgages Act that allows a mortgage lender (usually a bank or private lender) to sell a property when the borrower defaults on their mortgage — without going through the court system.

Key facts about Power of Sale in Ontario:

• The lender can initiate the process after just 15 days of default
• The homeowner retains any equity after the debt and costs are repaid
• Properties are typically sold "as-is" — no representations or warranties from the seller
• The process is faster and less expensive than foreclosure, which is why lenders prefer it
• Buyers often acquire properties below market value due to the motivated seller

There are unique risks compared to a standard real estate purchase, but they are manageable with the right preparation:

• "As-is" condition — The lender makes no warranties about the property's condition. A professional inspection is essential.
• Redemption period — The original owner has the right to redeem the property up to the closing date by paying out the mortgage in full. This is rare but possible.
• Hidden costs — Properties may have unpaid utilities, property taxes, or maintenance issues that become the buyer's responsibility.
• Shorter due diligence windows — Lenders often push for faster closings than typical transactions.

Working with experienced advisors who specialize in Power of Sale transactions significantly reduces these risks. Contact us to discuss a specific property.

It varies significantly by property, lender, and market conditions. Typical discounts range from 5% to 25% below market value, with distressed or poorly maintained properties sometimes going lower.

The discount exists because lenders want a fast, clean sale — not the highest possible price. They need to recover the outstanding debt plus costs, not maximize profit. This creates the opportunity for investors.

Location, condition, and competition from other buyers all affect the final price. Our team can help you evaluate whether a specific property represents genuine value.

Yes — with the right support. Power of Sale properties aren't exclusively for experienced investors. Our program is specifically designed to guide first-time investors through the process, including:

• Identifying suitable properties with strong flip potential
• Evaluating condition and estimating renovation costs before you bid
• Structuring financing for the acquisition and renovation
• Managing the renovation through to resale

Most of our successful clients had no prior real estate investing experience when they started. Our free investor education resources are a great starting point.

Yes — absolutely. A real estate lawyer experienced in Power of Sale transactions is essential. They will review the Agreement of Purchase and Sale, conduct title searches, handle the closing, and protect your interests throughout the transaction.

Power of Sale agreements often contain unique clauses that differ from standard real estate purchases. Do not sign anything without legal counsel who has specific experience in this area.

Several financing structures work well for flips in Ontario:

• Conventional mortgage + renovation loan — Standard purchase mortgage combined with a separate renovation line of credit. Requires strong credit and income documentation.
• Bridge financing — Short-term loan (typically 6–12 months) that covers both purchase and renovation costs. Higher rates but fast approval and flexible terms.
• Private lending — Asset-based lending from private lenders who focus on the property's value rather than your income. Useful for self-employed investors or those with complex financials.
• Home equity — If you own another property, a HELOC (Home Equity Line of Credit) can fund a flip at lower interest rates.

Visit our Renovation Loans page for more detail, or contact us to discuss your specific situation.

The minimum down payment depends on how you're financing the purchase:

• Owner-occupied — As low as 5% down for properties under $500K (CMHC insured)
• Investment property — Minimum 20% down for conventional financing
• Bridge/private financing — Typically 20–35% equity required, though some lenders go higher

For investment flips, most lenders want to see 20–25% down plus proof of sufficient reserves to cover the renovation costs and carrying costs (mortgage, taxes, utilities) during the project.

Yes, there are mortgage products designed specifically for this in Canada. The most common is a purchase plus improvements mortgage, where the lender advances funds based on the after-renovation value of the property rather than just the purchase price.

This allows you to roll renovation costs into your mortgage rather than coming up with separate cash. Requirements include detailed renovation quotes upfront and inspections at key milestones. Contact us for lender referrals who specialize in these products for Ontario investors.

Bridge and private renovation loan rates in Ontario currently range from approximately 8–14% per annum depending on the lender, loan-to-value ratio, and your experience as a borrower. Fees (lender fees, broker fees, legal costs) typically add 1–3% to the total cost of the loan.

While these rates are higher than conventional mortgages, they are designed as short-term tools (6–12 months). On a successful flip generating $80,000+ in profit, the financing cost is typically a fraction of the return. The key is ensuring your numbers work before you commit.

Our AI tool analyzes photos of your property and generates a renovation priority report in three steps:

• Upload photos — Snap photos of each main room and the exterior on any phone
• AI analysis — Our system evaluates each space against Ontario market data and ranks every possible renovation by estimated ROI
• Get your report — You receive a full priority ranking with cost estimates, expected value uplift, and AI-generated before/after visualizations

The whole process takes minutes and the tool is completely free — no credit card, no obligation. Run your free analysis here.

Our estimates are calibrated to current Ontario market data by city and property type, making them meaningfully more accurate than national averages. That said, they are directional estimates — not fixed quotes.

Actual costs depend on your specific property's condition, the contractor you use, material selections, and market conditions at the time of the project. Use the AI estimates for initial planning and investment analysis, then get written quotes from contractors (including us) for precise numbers before committing.

Your photos are used solely to generate your renovation analysis and are retained for 90 days after your report is complete, then permanently deleted. We do not share your photos with third parties, use them for marketing without explicit consent, or store them longer than necessary.

See our Privacy Policy for full details on how we handle your data.

No — they are AI-generated concept images based on your actual photos and the recommended renovations. Think of them as visual briefs rather than architectural renderings. They are designed to help you and your contractor quickly communicate the intended direction and style of each renovation.

They are not photorealistic contractor plans and should not be used as specifications. They are a communication and planning tool only.

Our clients typically net $60,000–$150,000 per flip depending on the market, property, and renovation scope. The key variables are:

• Purchase discount — How far below market value you acquire the property
• Renovation cost — The total spend to bring the property to market-ready condition
• After-repair value (ARV) — What the property sells for after renovation
• Holding costs — Mortgage payments, taxes, utilities during the project

A common formula: ARV − purchase price − renovation cost − holding costs − selling costs = your profit. We help you evaluate all of these numbers before you commit to a purchase.

Most flips are completed in 3–5 months from purchase to sale. The breakdown typically looks like:

• Closing and pre-renovation planning — 2–4 weeks
• Renovation — 4–8 weeks
• Listing, offers, and closing — 4–6 weeks

We compress the renovation phase by running trades in parallel and having financing pre-arranged before the property closes, which minimizes the most expensive part of the holding period.

Property flipping in Canada has specific tax rules that you must understand before investing:

• The Residential Property Flipping Rule (effective January 1, 2023) — If you sell a property you've owned for less than 365 days, profits are taxed as business income (fully taxable), not capital gains (50% taxable). Certain exceptions apply (divorce, death, job relocation, etc.).
• Properties held over 1 year — May qualify for capital gains treatment depending on your intention at time of purchase and your pattern of activity
• GST/HST — May apply to the sale of substantially renovated residential properties

We strongly recommend consulting a tax accountant or lawyer with real estate investment experience before your first flip. Tax treatment significantly affects your net return.

Not at all — unless you want to be. Our service is designed for investors who want a hands-off experience. We handle contractor scheduling, permit management, inspections, and progress reporting. Most clients simply review weekly photo updates and check in at key milestones.

If you're local and want to be more involved, that's welcome too. We tailor our communication style to what works for you.

No — our renovation services are open to any property owner or investor, regardless of how you found or purchased the property. Whether you bought through us, through another agent, or at auction, we can manage your renovation.

Similarly, our free AI Renovation Analysis is available to anyone with a property they're considering renovating.

The easiest way to get started depends on where you are in the process:

• Exploring the idea — Read our free Investor Education resources and download the Ontario Flip Guide
• Have a property in mind — Run a free AI Renovation Analysis to understand the renovation opportunity
• Ready to move forward — Book a free consultation and we'll walk through the numbers with you
• Have questions first — Call us directly at (416) 827-0500

We typically aim to have trades on-site within 1–2 weeks of your possession date. We begin the planning process — design decisions, contractor scheduling, material ordering — as soon as you have a firm closing date, so everything is ready to go the day you get the keys.

For investors trying to minimize holding costs, this fast mobilization is one of the most valuable parts of our service. Every week the property sits empty costs you money.

We have a structured quality assurance process and a final walkthrough before we consider any job complete. If something doesn't meet the agreed standard, we fix it before closing out the project — at no additional charge.

After completion, our 12-month workmanship warranty covers any defects in materials or workmanship. If an issue arises within that period, contact us and we'll address it promptly.

We've built our business on repeat clients and referrals — our reputation depends on every job being done right. If you have any concerns during or after a project, contact us directly and we will make it right.