Window Well Installation in North York, ON | OCM Excavation

OCM Excavation installs window wells across North York, with most of our work driven by the bungalow and side-split inventory in Willowdale, Bathurst Manor, Don Mills, and Downsview being retrofitted for basement legal-suite conversions. A window well is a curved steel or composite barrier that holds back soil from a basement window so the window can sit safely below grade. For a legal second suite, the basement bedroom window needs an egress-sized well — and that is what we build. Single-well jobs in North York run 1 to 3 days. Call 416-317-3090 for a free quote.

Window wells and North York basement suites

The City of Toronto’s second-suite framework covers North York, which means when you turn a basement into a legal apartment, the bedroom egress window is non-negotiable. The original windows in most North York bungalows are too small to meet OBC 9.7.1.3 on their own, and the existing galvanized wells are too shallow. We cut the foundation opening larger (with a structural engineer sign-off), install a new egress-sized window, and build a code-compliant window well around it.

Even outside legal-suite work, a window well installation in North York solves three problems:

Egress code compliance — required for any basement bedroom, legal suite or not.
Foundation waterproofing — old rusted galvanized wells hold water against the frame and the parging line.
Pest entry — squirrels and raccoons love a rotted basement window frame; new sealed wells with covers shut that down.

Materials we install

Galvanized steel in 16 to 22 gauge is the most affordable like-for-like swap. Aluminized steel costs more but holds up longer in road salt. Composite PVC and HDPE wells carry a 50-plus year service life and are our usual recommendation for North York legal-suite projects where you want a one-and-done install. Poured concrete wells work where dimensions are non-standard, particularly when the foundation opening has been enlarged for egress. We walk through each option during the site visit.

Our installation process

We excavate around the window 24 to 36 inches deep and roughly 12 inches past the perimeter of the new well. On tight Willowdale lots with mature trees and finished landscaping, we hand-dig. On more open Don Mills lots we run a Yanmar SV40 mini-excavator. Where Enbridge gas or Toronto Hydro lines run close to the foundation, we switch to vacuum excavation.

Once the hole is open, we lay 6 to 12 inches of clear drainage stone at the base, bolt or concrete the new well body to the foundation wall, tie the well drain into a functional weeping tile where one exists, backfill with drainage stone, and finish grade the surrounding soil to slope away from the house. A polycarbonate cover is offered as an add-on to keep pests and snow out.

Typical project size and timeline

Budget $1,500 to $4,500 per window for North York window well installation. A galvanized like-for-like swap sits at the lower end. A composite egress well, with the foundation opening enlarged and a new drainage tie-in for a basement legal suite, sits at the upper end. A single well is 1 to 2 days. A typical legal-suite project (1 egress bedroom window plus 2 to 3 secondary wells) runs 3 to 5 days. North York window well work often combines with foundation waterproofing, basement underpinning, or a walk-up basement conversion.

Why North York homeowners choose OCM

We are fully insured, we own our excavation equipment, and we handle the dig, the install, and the finish grade with one crew. We coordinate with structural engineers on the egress opening cut and the city inspector on the suite sign-off. We work across every GTA city, including Toronto and Vaughan. Call 416-317-3090.

Frequently asked questions

How much does window well installation cost in North York?

Most North York window well projects land between $1,500 and $4,500 per window. A galvanized like-for-like swap sits low. A composite egress well with foundation enlargement and drainage tie-in for a basement legal suite sits high. Multi-window legal-suite packages carry a discount that we work out during the on-site quote.

Do I need to enlarge the window for a legal basement suite?

For the bedroom egress window, usually yes. Most original North York bungalow basement windows do not meet OBC 9.7.1.3 minimums on their own. We cut the foundation opening larger (with a structural engineer review and a building permit), install a new egress window, and build a code-sized well around it.

Do I need a permit in North York?

A like-for-like window well replacement generally does not require a permit. Enlarging the window for egress or cutting a new opening does require a building permit and a structural engineer review. Legal second-suite conversions trigger a broader permit package — we will tell you what applies during the quote.

How long does the work take?

A single window well is 1 to 2 days on site. A legal-suite egress retrofit (foundation cut plus new window plus new well) is typically 2 to 3 days for the well work itself, with structural and window install adding to the timeline.

What size do I need for an egress bedroom?

OBC 9.7.1.3 requires a minimum 36 by 24 inch clear floor area for an egress well, with enough projection to let the window swing fully open. Most North York legal-suite conversions use 48 by 30 to 60 by 36 inch wells.

Get a free quote

Call OCM Excavation at 416-317-3090 or request a free North York window well quote through our contact page. Same-day response during the build season.

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