Whitby-based egress window specialists, serving North York 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 North York 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.
North York spans a huge range of housing, from post-war bungalows and side-splits on generous lots in Bathurst Manor, Newtonbrook, and Downsview to large detached homes in York Mills and Don Mills. Older homes typically have undersized utility-grade basement windows (around 14" × 24") below the Ontario Building Code minimum for sleeping quarters.
As North York's population grows and housing costs rise, basement suites have become one of the most effective ways North York 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 a dense, transit-rich part of Toronto with strong rental demand, North York has embraced basement suites and multiplex conversions — and Toronto's 2023 multiplex reforms make adding units easier than ever. Egress window installation is almost always the first step.
From your first message to a passed inspection — here's exactly how every North York 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 North York 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 Toronto (Toronto Building). 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 North York. 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 North York project.
Most City of Toronto 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 North York: 30×36 casement and 44×36 sliding. Maximum recommended width is 48" — wider openings may require a structural engineer review.
In May 2023, Toronto City Council adopted a city-wide multiplex by-law permitting up to four dwelling units as-of-right on most residential lots — no rezoning, no public meeting, and no additional parking required. Combined with laneway suites (2019) and garden suites (2022), North York homeowners now have more ways than ever to add legal, income-generating units.
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 specifically to meet the OBC requirements for suite compliance. Once your window is installed and framed, you'll have the inspection-ready finish needed for your City of Toronto building permit. With Toronto rental vacancy consistently under 2%, a legal basement suite in North York typically rents for around $2,000 per month.
What homeowners in North York's rental market are seeing right now:
Real projects completed by our crew across Durham Region. North York-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 North York 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 North York homeowners before booking.
Most egress window installations in North York 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 Toronto (Toronto Building) 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 North York 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 North York: 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 North York, up to four units are now permitted as-of-right under Toronto's 2023 multiplex by-law (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 Toronto can guide you on the full registration process.
Yes. We serve North York neighbourhoods including Willowdale, Don Mills, Bayview Village, York Mills, Downsview, Newtonbrook, Bathurst Manor, and Lansing. 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.
North York is a central district of the City of Toronto with more than 635,000 residents, spanning neighbourhoods like Willowdale, Don Mills, Bayview Village, York Mills, Downsview, Newtonbrook, and Bathurst Manor. Its housing ranges from post-war bungalows and side-splits on large lots to newer infill and high-rise corridors.
With Yonge and Sheppard subway access and strong rental demand, North York is a prime market for legal basement suites — accelerated by Toronto's 2023 as-of-right multiplex by-law. Egress windows are central to bringing basement units up to code.
Modpro is based in Whitby and regularly serves the GTA along the 401 and 407 corridors. We're typically able to schedule North York projects 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.