Whitby-based egress window specialists, serving Markham homeowners with OBC-compliant installations, start to finish. One crew, one quote, no subcontractors.
No site visit required. We respond within 1 business day with a firm, written price.
Three services. One specialist crew. Every project handled from first cut to finished install — no general contractors, no third-party subs.
We cut a new opening through your Markham home's foundation wall, excavate the window well, install the window unit, and finish everything to OBC standard — inside and out.
Already have a basement window that's too small? We enlarge the existing opening to meet egress requirements — retaining the existing frame location while expanding the rough opening and well.
Replacing a failing, leaking, or inefficient basement window with a new unit — same opening size, new window. A clean, straightforward job when no sizing upgrade is needed.
Markham blends the heritage streets of Unionville and historic Markham Village with large, newer subdivisions in Cornell, Berczy, Wismer, Angus Glen, and Cathedraltown. Whether an older home with an undersized utility-grade basement window or a newer home with a large finishable basement, an OBC-compliant egress window is the key to a legal, safe basement bedroom.
As Markham's population grows and housing costs rise, basement suites have become one of the most effective ways Markham homeowners increase property value and generate rental income. But a basement bedroom is not legal for sleeping without an OBC-compliant egress window — the minimum 0.35 m² unobstructed opening that allows emergency exit and rescue access. Modpro installs exactly to that standard, which means every bedroom we service is a bedroom that can be legally rented or used.
As one of York Region's largest and most sought-after municipalities, Markham has strong rental demand — and the City is expanding its additional-residential-unit permissions. Egress window installation is almost always the first step to a code-compliant suite.
From your first message to a passed inspection — here's exactly how every Markham project runs.
Send us photos of your basement window location (inside and outside). We assess concrete wall thickness, joist direction, and excavation depth remotely and send you a firm, written price within one business day. No site visit needed upfront.
We book your Markham installation and handle everything: concrete cutting with a track-mounted wall saw, exterior excavation, window well installation, supply of the OBC-compliant window unit, and structural framing around the new opening.
We finish the interior framing, insulate around the new opening, and ensure the installation meets all Ontario Building Code requirements. Most of the construction mess is managed outside — your basement stays clean throughout.
Any basement window installation or enlargement that creates a new opening — or significantly increases an existing one — in a foundation wall requires a building permit from the City of Markham Building Standards. This is not optional: an unpermitted egress window can create problems when selling your home and may not satisfy your insurance provider.
The Ontario Building Code (Division B, Part 9) governs all residential egress window requirements in Markham. The minimum unobstructed opening is 0.35 m² with no single dimension less than 380mm, and the window sill must be no higher than 1,000mm from the finished floor. Modpro installs to these exact specifications on every Markham project.
Most City of Markham residential building permits for window work are processed within 2–4 weeks. We can advise you on what to include in your permit application and what the inspector will look for during the final review.
Official References:
Common OBC-compliant window sizes installed in Markham: 30×36 casement and 44×36 sliding. Maximum recommended width is 48" — wider openings may require a structural engineer review.
Provincially, up to two additional residential units (three units total) are permitted where zoning allows single-detached, semi-detached, and townhouse dwellings. Markham has historically restricted secondary suites — generally permitting only those legally in existence before November 16, 1995 — but in December 2023 Council directed staff to prepare amendments to permit up to four units. Because Markham's rules are actively changing, confirm current permissions with the City for your specific property.
The critical requirement for any basement bedroom used as sleeping quarters: an OBC-compliant egress window. Without one, the room cannot legally be used as a bedroom — which means it cannot be included in a rental unit and will not pass a building inspection.
Modpro installs egress windows to meet OBC suite-compliance requirements, giving you the inspection-ready finish needed for your City of Markham building permit and registration with Markham Fire & Emergency Services. A legal basement suite in Markham typically rents for around $2,000 per month.
What homeowners in Markham's rental market are seeing right now:
Real projects completed by our crew across Durham Region. Markham-specific photos will be added as Kirk's local photo library grows.
All photos are real Modpro projects — no stock images. View the full project gallery →
Every review is verified and unsolicited — this is what working with Modpro in Markham actually looks like.
"We recently hired Modpro Egress Solutions for a window project and couldn't be happier with the results. From the initial quote to the final installation, everything was handled professionally. They explained the process clearly, showed up on time, and completed the job within the timeline they promised. Kirk and his team were respectful of our home, kept the work area clean, and the quality of the installation is outstanding."
"Egress window creation, installation, and clean up in basement. On time, excellent communication, reasonable pricing, prompt, professional, and full clean up. Supporting small business in the area, would both use again and recommend without reservations."
Read all 33 reviews on Google Business Profile
Send us a few photos of your basement window — inside and outside — and we'll have a firm, written quote back to you within 24 hours. No site visit needed.
The most common questions we hear from Markham homeowners before booking.
Most egress window installations in Markham range from $2,750 to $4,000 for a single window. The main pricing factors are concrete wall thickness (standard poured or block vs. thick stone foundation), joist direction relative to the opening, and excavation depth. We provide firm, written quotes based on your photos, with inclusions and exclusions stated clearly.
Yes. The City of Markham Building Standards requires a permit any time you are creating a new opening or significantly enlarging an existing one in a foundation wall. This is standard across all Ontario municipalities. Unpermitted work can cause issues at sale and may void your home insurance. Most straightforward residential window permits in Markham are processed within 2–4 weeks. We can advise you on what to submit.
The Ontario Building Code requires a minimum unobstructed opening area of 0.35 m², with no single dimension less than 380mm, and a maximum sill height of 1,000mm from the finished floor (or 1,500mm with a permanently installed step). Common compliant window sizes we install in Markham: 30×36 casement and 44×36 slider.
Most single-window installations are completed in 2–4 days. Multi-window projects or jobs with deeper excavation typically run 3–5 days. The timeline depends on soil conditions, wall thickness, and joist direction. 99% of the construction mess is kept outside — your interior disruption is minimal throughout the project.
Yes. In Markham, up to two additional residential units are permitted provincially, and the City is expanding its permissions (subject to zoning). Any room used as sleeping quarters in a basement suite requires an OBC-compliant egress window. We install exactly to that standard — giving you the foundation you need for a legal suite. We handle the window work; the City of Markham can guide you on the full registration process.
Yes. We serve Markham neighbourhoods including Unionville, Markham Village, Cornell, Berczy, Wismer, Angus Glen, Cathedraltown, and Milliken Mills. Based in Whitby, Modpro regularly serves the GTA East and beyond — typically scheduling within a few days of quote approval.
Based in Whitby, Modpro serves the GTA East and communities beyond Durham Region. Click a city for local pricing, permit requirements, and project examples.
Markham is a City of roughly 338,500 residents in York Region (2021 Census), combining heritage cores in Unionville and Markham Village with extensive post-1990s and post-2000 subdivisions in Cornell, Berczy, Wismer, and Cathedraltown.
A major technology and immigration hub, Markham has strong rental demand, and its additional-residential-unit rules are actively expanding — making egress-ready basement suites increasingly relevant.
Modpro is based in Whitby and serves the GTA along the 407 corridor; Markham projects are typically scheduled within a few days of quote approval.
Send us photos of your basement window — inside and out. We'll have a firm written quote back to you within 24 hours. No site visit, no pressure.