After 30 Years in the Same Home, Should You Renovate or Move?— A Letter to Ontario Homeowners (From a Builder’s Perspective)
- danielle31395
- 2 days ago
- 5 min read
Nov 12 2025•9 min read
In Ontario, many homeowners eventually face the same question:
You’ve lived in this house for 20–30 years. Should you keep “chewing on it” and push through the issues? Is it worth pouring money into a major renovation, or should you sell and buy something new?
This is both a rational and an emotional decision.
Rationale is about: budget, home prices, mortgage, taxes, and fees. Emotion is about memories, familiar streets, neighbors, and your garden.
1. A True Story to Start With: Staying Is Not Just “Settling.”
In Ottawa, there is a homeowner who has lived in a detached house built in the 1950s for nearly 30 years.
As time went on, the house’s aging issues became more and more obvious: poor insulation, outdated systems, a damp basement…
As retirement approached, she and her husband began asking themselves the same question: “Should we move?”
They once signed a contract for a new condo downtown, imagining a “lighter, urban lifestyle”:
No more lawn care
No more shovelling snow
Elevator access, modern amenities
But as the project kept getting delayed, she gradually realized:
Condo space is limited — Sunday family dinners would no longer be easy to host
Parking for visiting family and friends would be a constant hassle
It wouldn’t be as convenient to see family or access green spaces
So they turned their attention back to their “old house”:
Great location, close to family, a neighbourhood they knew well.
If they didn’t move… could they “give it a new life instead”?
After detailed budgeting, comparing quotes, and planning the design, they made a decision many people are afraid to make:
They stayed — and did a truly “rebirth-level” renovation.
During the renovation, they ran into plenty of “shocks”:
Once the basement walls were opened up, they discovered that the insulation had been destroyed by mice, the wiring was old, and both plumbing and parts of the foundation needed to be redone.
What started as “a bit of patching up” turned into an almost full-house upgrade.
But when the work was finally completed, they realized:
In function and comfort, the house was in no way inferior to a new build
They kept their familiar community, relationships, and daily rhythm of life
The garden was still the same garden — just more beautiful than ever
They said:
“If we were still in our 30s or 40s, we might have made a different choice.
But at this stage, everything we’ve done is about the quality of life we truly want.”
2. Why More and More Ontario Homeowners Choose to “Stay and Renovate”
In recent years, with high home prices, fluctuating interest rates, and rising living costs in Canada, “sell and buy again” is not necessarily easier or cheaper than “stay and renovate.”
Many homeowners are finding that:
Buying a new home isn’t just about the listing price. You also have to factor in:
Real estate agent commissions (often 3%–5% of the sale price)
Land Transfer Tax — and in Toronto, you pay it twice (provincial + municipal)
Legal fees, inspections, moving costs
The cost of touch-ups and staging just to get your current home ready to sell
On the other hand, renovation budgets have definitely gone up compared to a few years ago:
Small updates (painting, light décor) might only cost a few thousand dollars
But if you touch structure, electrical, plumbing, insulation, foundation, etc., it can easily rise into the tens or even hundreds of thousands of dollars
For older homes, as soon as you open up the walls, hidden issues like old wiring, plumbing, mould, or rodent damage can all impact the budget
So the real question is never simply:
“Is renovating more expensive, or is moving more expensive?”
The real question is:
“At this stage of your life, which choice creates more value for you?”
3. When Are You Better Off “Staying and Renovating”?
Homeowners who are well-suited to staying often share these traits:
1. You’re already in the location you truly want
Close to family, schools, work, or a familiar community
Neighbourhood amenities are mature, and daily life is convenient
2. Your lot itself has good potential
A freehold lot with a decent driveway, a backyard, maybe a double garage
There is potential to add value through:
Additions
Second storey
Garden Suite / Laneway Suite
Other forms of expansion or reconfiguration
3. You are seeking “better living,” not just “a new address.”
You want better flow, a more functional kitchen, more natural light, and better storage
You want a layout better suited for aging in place or three generations under one roof
4. You have a reasonable budget and care about long-term living quality
This money is not for short-term flipping
It’s for the next 10–20 years of your life
For homeowners like this, a systematic, professionally planned renovation is often more cost-effective and more reassuring than repeatedly moving.
4. When Should You Seriously Consider “Moving or Rebuilding”?
Of course, moving or rebuilding is not a bad choice.
In some situations, it’s actually the smarter one:
Your current house has serious structural or foundation issues, making renovation extremely expensive
The land is great, but the existing layout simply cannot meet your family’s needs
Your family has grown significantly, and you need:
More bedrooms
Separate suites
Larger garage
Home office or studio space, etc.
You clearly want a different city, school district, or lifestyle circle
In some GTA neighbourhoods, homeowners choose to:
Demolish the old house
Build a brand-new custom home on the same lot
This way, they stay on the same familiar street while achieving their dream of “upgrading life in place.”
5. How to Decide More Wisely — A 3-Step Method
(Benestone’s Practical Advice)
At Benestone Construction, we often walk through this decision-making process together with homeowners.
We usually recommend three steps:
Step 1: Calculate the total cost — not just the visible price
Total cost of moving =
New home price
Taxes and commissions
Moving costs
Any interim/accommodation/transition costs
Total cost of renovating =
Design
Construction
Contingency fund
Possible temporary rental or accommodation
Step 2: Separate “must-do safety upgrades” from “nice-to-have aesthetic upgrades”
Electrical, structure, insulation, waterproofing, etc., are the foundation of safety and comfort
Kitchen, bathrooms, flooring, built-ins, and landscaping can be done in phases
according to your budget and priorities
Step 3: Get an in-person assessment from professionals — don’t rely only on online estimates
Every house has a different “constitution.”
With the same budget:
In House A, that money may only be enough for surface-level patching
In House B, it might be enough to partially reconfigure the layout and
significantly increase comfort and resale value
6. What Can Benestone Do for You?
As a construction and custom home team rooted in the GTA, what Benestone most wants to do is:
Help you think clearly, instead of just saying “You should renovate” or “You should rebuild.”
We can provide:
✅ On-site assessment of your current home’s condition and potential
✅ Different方案 (options) based on your life stage:
Retiring or semi-retired
Three generations under one roof
Planning to add a rental suite, etc.
✅ Multiple budget scenarios, from “light updates” to “functional renovation” to “full teardown and rebuild”
✅ Advice on zoning, permits, and processes in areas such as Etobicoke, Mississauga, North York, Markham, and beyond
✅ If needed, we can coordinate with your realtor to evaluate the long-term return of “sell vs. stay and rebuild”
We truly believe:
Choosing to stay or deciding to move is not about “right” or “wrong.”
What matters is that your choice truly serves the next chapter of your life.
If you’re standing at this crossroads:
You’ve lived in your home for 20 or 30 years —
Should you renovate? Rebuild? Or just move?
You’re welcome to talk with Benestone Construction.
Sometimes, one professional and thorough evaluation is all it takes to move from hesitation to confidence.
Benestone Construction
Building safe, comfortable homes with long-term value for GTA homeowners.
📩 Inquiries: info@benestone.com
📞 Phone: (416) 706 - 3095
📍 Richmond Hill Headquarters | Licensed in Both Construction & Development | 20+ Years of Experience
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