NEPEAN BUYER GUIDE
Renovating a Bungalow or Backsplit in Nepean
Last updated: September 2026
Renovating a bungalow or backsplit in Nepean usually adds the most value when you fix the fundamentals first (electrical, insulation, windows and roof), then open up the main living area, update the kitchen and bathrooms, and make better use of the basement. Nepean has thousands of 1950s to 1970s bungalows and split-levels on generous lots, and the right renovation can turn a dated house into a home that competes with newer suburbs.
This guide covers how to approach each type of house, which projects tend to pay back, what needs permits, and how to plan bigger moves like a second storey or a secondary suite. It’s written for buyers planning a renovation and owners deciding whether to renovate or move.
Why Nepean’s Older Homes Are Good Renovation Candidates
Solid bones on good lots
Many Nepean bungalows and split-levels were built with straightforward framing on lots that are wider and deeper than those in newer suburbs. That gives you room to expand, add a garage or suite, or create a larger kitchen at the back of the house.
Central location
Renovating in Nepean means keeping a central west-end location near the Queensway Carleton Hospital, Algonquin College, the Greenbelt and the new O-Train stations. For many owners, that’s worth more than moving to a newer home further out.
Where you’ll find them
- Bungalows: Lynwood Village and Arbeatha Park in Bells Corners, Manordale, Parkwood Hills, Crystal Beach and Trend Village.
- Backsplits and side-splits: Craig Henry, Briargreen, Sheahan Estates, Country Place and parts of Crystal Beach and Qualicum.
Start with a plan, not a kitchen
The most common mistake is spending on finishes before dealing with systems. A new kitchen in a house with a 60-amp service, original windows and a 25-year-old roof leaves money on the table, and can mean opening up new walls again later. See our guide to buying an older home in Nepean for what to check first.
Fix the Fundamentals First
Before cosmetic work, deal with the systems that everything else depends on.
Electrical service and wiring
A modern kitchen, heat pump, EV charger or basement suite often needs 200-amp service and a new panel. Replace ungrounded circuits, and remediate or replace any aluminum branch wiring. Electrical work in Ontario requires a licensed electrical contractor and an Electrical Safety Authority permit. Doing this early, while walls are open, saves money.
Insulation and air sealing
Most older Nepean homes are under-insulated. Topping up the attic, insulating the basement walls and sealing air leaks make a noticeable difference to comfort and heating costs. If you find vermiculite in the attic, have it tested before any work.
Windows and roof
Replace original windows and ageing roofs before interior finishing, so you’re not repairing water damage to new drywall.
Heating and cooling
Many owners replace older furnaces with heat pumps, often paired with a gas backup. See our guide to heat pumps in Ottawa, and check current rebate programs with Hydro Ottawa and federal and provincial sources, as programs change frequently.
Plumbing and water service
Replace galvanized supply lines and check the drain stack and sewer lateral. If the home has a lead water service, the City of Ottawa explains its replacement program.
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Renovating a Bungalow
Open up the main floor
Many 1950s and 1960s bungalows have a separate kitchen, living and dining room. Removing walls to create an open kitchen and living area is one of the most popular projects, but some interior walls are load-bearing. A structural engineer or experienced contractor should confirm, and structural changes need a City of Ottawa building permit.
Finish the basement properly
A bungalow basement can nearly double your living space. Deal with moisture first: grading, downspouts, foundation cracks and a sump pump or backwater valve if needed. Check ceiling height, as older basements can be low around ducts and beams. Bedrooms need proper egress windows.
Add a suite
Bungalows with a separate side entrance are well suited to a basement suite. The City of Ottawa allows secondary dwelling units, including basement suites and garden suites, subject to its rules. A legal suite can offset carrying costs or house family members. Fire separation, egress, ceiling height and separate heating or smoke controls all matter.
Go up
Adding a second storey is the biggest bungalow project. It depends on zoning, the foundation’s capacity and your budget. The City’s new zoning by-law is changing what can be built on many residential lots, so check the rules for your lot before you design.
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Renovating a Backsplit or Side-Split
Split-levels have more stairs and more separate spaces, which makes them trickier but very rewarding to renovate.
Common layouts
A typical Nepean backsplit has the kitchen, living and dining room on the main level, bedrooms a half-flight up, a family room a half-flight down (often with a walkout or large windows), and a basement below that. Side-splits turn the same idea sideways.
Popular projects
- Open the kitchen to the living and dining area, often by removing or replacing the wall between kitchen and dining room. Structural input is usually needed.
- Replace the half-wall and railing between levels with glass or open railings to bring in light.
- Update the lower-level family room as a media room, office or guest suite. It often has good ceiling height and natural light, so it’s more valuable than a full basement.
- Refresh stairs and flooring across levels to make the house feel connected.
Challenges
Split-levels can have uneven heating between levels, so ductwork and zoning of the heating system are worth reviewing. Adding a main-floor bathroom or laundry can also be harder because of the layout.
Accessibility
Split-levels are less suited to aging in place. If you’re planning to stay long term, weigh this before a big renovation; our guide to downsizing in Nepean may help.
Which Renovations Add the Most Value?
Usually worth it
- Systems and envelope: electrical, roof, windows and insulation. Buyers and inspectors look for these first.
- Kitchens and bathrooms: they drive buyer decisions, but keep finishes in line with the neighbourhood.
- Usable basements and lower levels: more living space at a lower cost per square foot than an addition.
- A legal secondary suite: in the right location, near transit, Algonquin College or the hospital.
Be careful with
- Over-improving beyond what the street supports. A very high-end renovation on a modest street may not recover its cost at resale.
- Very personal choices such as unusual layouts, bold finishes or removing bedrooms.
- Unpermitted work, which can cause problems with insurance and resale.
Renovate or move?
If your renovation budget approaches the cost of moving to a home that already has what you want, compare both options, including land transfer tax, legal fees and moving costs. See our guides to the best return on renovations in Ottawa and whether to renovate before selling.
Talk to your insurer and your neighbours
Before a major renovation, tell your home insurer. Some policies require notice of major work or vacancy during construction. And for projects such as additions, garden suites or long construction periods, a friendly word with neighbours about timing, noise and parking goes a long way.
Plan the Order of Work
Renovations go more smoothly, and cost less, when they’re done in the right order.
- Assessment: inspection, contractor walkthrough and, if needed, a structural engineer.
- Permits and design: drawings, permits and any approvals.
- Structure and envelope: foundation repairs, roof, windows, exterior doors and insulation.
- Rough-ins: electrical service and wiring, plumbing, heating and ventilation, while walls are open.
- Interior finishes: drywall, flooring, kitchen, bathrooms and paint.
- Exterior finishes: landscaping, driveway and grading last, so heavy equipment doesn’t undo them.
Living in the home during a major renovation is possible but hard, especially when kitchens and bathrooms are out of service. Build a realistic schedule and a contingency budget, and hire licensed, insured contractors who pull permits.
Buying a Home to Renovate
Plan before you buy
If you’re buying a Nepean bungalow or backsplit to renovate, get a contractor’s rough opinion before you firm up, especially for structural changes, additions or a suite. Confirm zoning and any limits with the City.
Financing
Some lenders offer purchase-plus-improvements mortgages that let you roll renovation costs into your mortgage at purchase. The CMHC home buying guide and the Financial Consumer Agency of Canada explain the options.
Choose the right house
The best renovation candidates are often homes with dated finishes but updated systems, on good lots in strong locations. Homes that need everything can be good value, but only if the price reflects the work.
Market context
The Ottawa Real Estate Board publishes board-wide figures; for renovation decisions, compare recent sales of renovated and original homes on similar streets. Browse Nepean homes for sale, or see how Jason works on the Nepean REALTOR® page.
How Jason Polonski Helps Nepean Renovators
Jason Polonski is a REALTOR® with Right at Home Realty with more than 15 years of experience in Ottawa’s west end, a Bachelor of Commerce with a double major in Marketing and Finance from Concordia University, and a construction and electrical trades background with a technical diploma in Construction Electricity. When you’re looking at a Nepean bungalow or backsplit to renovate, he can talk through panel capacity, load-bearing walls, basement moisture and suite potential on the showing, so you can judge whether the price leaves room for the work.
For owners deciding whether to renovate or sell, he can show you what renovated and original homes are actually selling for nearby. He offers a 1% Listing Commission, charged on the final sold price. His recognition includes the Chairman’s Club (2025, 2021) and Best in Ottawa Top REALTOR® seven years running. Learn more about Jason or read his reviews on Google.
Frequently Asked Questions
Many projects need a City of Ottawa building permit, including structural changes, additions, new plumbing and basement suites. Electrical work requires an Electrical Safety Authority permit. Cosmetic work such as painting and flooring usually doesn’t.
In many cases, yes. The City of Ottawa allows secondary dwelling units, including basement and garden suites, subject to zoning, building code and fire safety requirements.
Often, yes. Opening the kitchen to the living and dining area is one of the most popular split-level renovations, but it usually involves a structural wall, so get an engineer’s or contractor’s advice and a permit.
If your home has 60-amp or 100-amp service and you’re adding a modern kitchen, heat pump, EV charger or suite, you’ll likely need a larger service. Doing it before finishing walls saves money.
Updated systems, kitchens, bathrooms, usable basements and, in the right locations, legal secondary suites tend to add the most value. Avoid over-improving beyond what the street supports.
Sometimes. It depends on zoning, the foundation’s capacity and cost. Check the City’s zoning rules for your lot and get structural advice before designing.
