What Jay Found When Six Contractors Quoted His Edmonton Basement
When Jay N. started contacting contractors to develop his ~1,000 sq ft unfinished basement, he expected competing quotes to tell him what the project should cost. They told him almost nothing. Six contractors looked at the same space and returned prices that differed by as much as $50,000. The problem wasn’t the market — it was that each contractor was quoting a different version of the project, defined loosely or not at all.
Jay N. on Choosing Mode Built for a Full Basement Development
“When I first started contacting contractors in late 2021 to look at completing our basement project (full development with bedroom, bathroom, bar area, tv/fireplace area and storage rooms), Mode Built was one of the companies that came to look at the scope and scale of my project (just under 1000 sq. feet of undeveloped basement). I had about a half dozen companies look at my project and prices ranged by as much as $50,000! Ryan was by far the most detailed and easy to discuss my project with and provided me with much more information than any of the other contractors I had look at my project. Needless to say, from our first meeting, Mode was who I wanted to do my project with. Their approach to starting any work was much different than the other contractors and they put in a lot of work before any money is put down. Other contractors wanted upward of a 5% non refundable deposit on their best guess of how much the project would cost without providing anything. Mode provided drawings (thanks Jas) and a breakdown of costs so that I could go out and find the materials I wanted to see if my selections were within the budget they came up with. Mode was pretty much spot on with providing me a budget for what I wanted so I knew that if I wanted to change anything, it would would be on me. I cannot say enough about the owners Ryan & Shaun and two of their employees, Mike and Kevin, who were fantastic to work with and would listen to me and what I wanted. They were very open on what would work and what might not work with my ideas. Their attention to detail was fantastic as they would point stuff out to me and fix it when I did not even notice it. Mode’s office staff (Elizabeth and Martina) would reply to my inquiries and keep me updated on what was happening with my project. Although Mode does not have any internal interior design consultants, they were able to put me in touch with one they have worked with on other projects. It was amazing to work with Nan as she brought our ideas to fruition by helping us decide on colours, flooring and tile work. All the subs Mode uses were amazing and once again took the time to work with me to make sure I got what I wanted with my finished product. I would not hesitate to use any of them on other projects I have if ever needed. As much as the project took a little longer than planned, given the circumstances of supply chain issues during 2022, Mode would keep me updated and move work around to limit these delays as much as possible. I am looking at what else I could have done in my house just to have these guys back! I would have no hesitation in hiring them or recommending them for any renovation work I may have in the future. If you have work to do, give Mode a call. You will not be disappointed.”
What Edmonton Basement Development Actually Involves
Edmonton basement development converts unfinished square footage into livable space — bedrooms, bathrooms, home offices, wet bars, or legal suites. Costs vary significantly based on scope, finish level, and how thoroughly a contractor defines the project before quoting. Jay contacted roughly six contractors for a ~1,000 sq ft full development and received quotes that differed by as much as $50,000, which points to how much scoping detail determines the accuracy of any estimate. You can see the full range of basement development services in Edmonton to understand what a detailed scope typically includes.
Mode Built Is an Edmonton-Based Residential Renovation Company
Mode Built is an Edmonton-based residential renovation company specializing in basement developments, kitchen and bathroom renovations, and full home remodeling for homeowners across Edmonton and the surrounding communities. Founded in 2012 by Shaun Moore and Ryan DeBruyne, the company was built on the premise that cutting corners in residential construction is both common and avoidable.
Two Approaches to Getting a Basement Development Quote
Before contacting contractors, it helps to understand what you’re actually comparing when quotes come back. The table below shows how two common contractor approaches differ on the factors that matter most when you’re deciding who to hire.
| Evaluation Factor | Low-Scoping Contractor | Detailed-Scoping Contractor |
|---|---|---|
| Pre-contract deliverables | Verbal estimate or rough number | Drawings and itemized cost breakdown |
| Deposit structure | Non-refundable deposit (often 5%+) before scope is defined | No deposit until the plan is approved |
| Quote comparability | Difficult — scope assumptions differ between contractors | Clearer — scope is documented before signing |
| Material selection | Often chosen by contractor, revealed late | Homeowner reviews selections against budget before committing |
| Budget accuracy at completion | Higher variance — unscoped items added mid-project | Lower variance — scope defined before construction begins |
| Mid-project communication | Variable | Documented updates; delays communicated proactively |
| Designer access | Typically none | Referral to vetted designers when needed |
What Happens Before Any Money Changes Hands
The standard contractor approach puts the homeowner in a difficult position: commit a non-refundable deposit before you know exactly what the contractor is building. Jay described other contractors asking for deposits of up to 5% on what amounted to a verbal guess — no drawings, no itemized costs, no documented scope. For a project in the $40,000 to $70,000 range, that means surrendering thousands of dollars for nothing you can evaluate or compare. One practical limitation worth noting: Mode Built refers clients to external designers rather than providing in-house design, which adds one coordination step for homeowners who need help with colour, flooring, and tile selection. You can read reviews from Mode Built clients to see how that external referral process has worked in practice.
Drawings and a Cost Breakdown Before the First Dollar
Before asking Jay for any money, Mode Built produced drawings and a full itemized cost breakdown. This isn’t just a courtesy — it’s the mechanism that makes budget accuracy possible at the end of the project. Jay described taking that breakdown and going out to find materials, checking whether his selections fell within the estimated budget. The three elements together — drawings, cost breakdown, and homeowner material review — form a closed scoping loop: once all three are complete, the variables that typically cause budgets to inflate have already been surfaced and resolved. You can see completed basement development projects to get a sense of how finished scopes translate into built spaces.
Matching Material Selections to Budget Before Work Begins
What does a 5% non-refundable deposit actually buy you when the contractor hasn’t produced a single drawing? In Jay’s experience with other contractors, it bought a number on a page with nothing behind it. The ability to check material preferences against a documented budget — before signing a contract — is what Jay credited with producing a final cost that was “pretty much spot on.” When scope changes happened, he described knowing exactly why: “if I wanted to change anything, it would be on me.” That’s the outcome of a documented pre-contract process, not a lucky estimate.
Why Edmonton Basement Development Quotes Vary by Tens of Thousands
Most homeowner advice says get at least three quotes. Jay got six — and ended up with a $50,000 spread. The common assumption is that more quotes produce a clearer picture of market pricing. They don’t, when contractors are quoting different scope definitions. Asking six contractors to price the same basement without providing drawings is like asking six mechanics to quote a car repair without inspecting the car: each number reflects a different set of assumptions, not a different price for the same work. If six contractors quote prices that differ by $50,000 for an identical space, the question isn’t which number is fair — it’s which contractors have defined the scope clearly enough for their number to mean anything. Mode Built’s average project value in 2026 is $71,000, which gives useful context for what a fully scoped, documented basement development typically runs. For answers to common pricing and process questions, see the Edmonton basement renovation FAQ.
Scoping Details That Determine Final Cost
Two decisions in particular separate detailed quotes from rough guesses. First, bathroom drain placement: adding a bathroom to a basement development requires confirming that the existing drain stack can support gravity drainage from the new location. If it can’t, the concrete floor needs to be cut and new drain runs installed — a cost that won’t appear in a vague initial quote but will appear on your final invoice. Second, egress window sizing for basement bedrooms: Alberta Building Code requires a minimum opening area of 0.35 m² with minimum dimensions of 380 mm in both height and width. A contractor who frames a bedroom without confirming this will fail inspection and retrofit after framing is complete. A pre-contract drawing surfaces both problems before a dollar is spent. For homeowners adding a bathroom as part of their basement development, bathroom renovation services can be scoped alongside the broader basement project.
What a Supply Chain Delay Looks Like When Communication Is Present
Jay’s project ran longer than originally planned. That’s worth stating plainly: large basement developments carry real timeline risk, and 2022 supply chain disruptions affected projects across the industry. A homeowner starting a full basement development today should budget for a multi-week to multi-month timeline and treat any contractor who promises otherwise with skepticism. What Jay described was not a delay-free project — it was a delayed project where Mode Built kept him updated and reordered work to limit the impact. The delay was real. The difference was that he was never left guessing about where things stood. For homeowners in the surrounding area, the same process applies to basement development in Sherwood Park.
Is a Full Basement Development the Right Project for Your Home
Mode Built’s process is designed for homeowners with homes built after 1990 and projects typically starting at $40,000 or more. The draw-based payment structure — where payments are tied to completed milestones rather than paid upfront in full — suits homeowners who want financial checkpoints throughout the project. A homeowner who needs only a basic single-room partition or a minimal finish may find that a less documentation-intensive contractor delivers adequate results at lower cost. The detailed pre-contract process adds time before work begins, and that tradeoff isn’t right for every project or every timeline.
RenoMark Certification and a Two-Year Satisfaction Warranty
Mode Built is RenoMark certified, which means the company follows a higher performance standard than non-certified contractors — covering workmanship, contracts, and warranty obligations. Every completed project carries a two-year satisfaction warranty, the same standard for a Sherwood Park basement as for an Edmonton kitchen. Mode Built’s basement development work is part of a full residential remodeling service that also covers kitchen renovations, bathroom remodels, and whole-home projects — which means a homeowner expanding one space can engage the same team and the same supplier network for adjacent work.
Starting Your Edmonton Basement Development
Financing is available through Financeit, with approximately 90% of applicants receiving approval — making it a practical option for homeowners whose renovation budget exceeds what they want to pay out of pocket at once. To request an in-home estimate, fill out the form at get a project estimate or call Mode Built directly at (780) 221-3433. The first step is an in-home consultation — no obligation, and no deposit before a plan is on the table.