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Kit to Finished House Calculator Ontario (2026): What a SIP, Log, Timber Frame or Modular Package Really Becomes Once the House Is Built
Framing & Building SystemsFree Calculator
The Kit Is the Groceries, Not the Dinner. What Does the Finished House Cost?
A SIP, log, timber frame or modular package price in, a finished-house range out, with what the package leaves for you to build. October 2026 Ontario prices. No email address required.
An Ontario SIP seller lists a 1,500 sq ft package at $58,500. A Quebec log kit maker lists a 1,960 sq ft kit at $105,186. Both are real numbers and both are Level 1: material on a truck. The foundation, the crew, the roof, the windows, the mechanical, the kitchen and the rest of the house come after, and they are most of the money. This calculator puts the package next to the finished-house range for that system so you can see the gap before you put a deposit on the dream.
Step-by-step
Kit to Finished House (Ontario, October 2026)
1
The package
Level 1 kits, except modular, which arrives mostly finished.
The number on the supplier quote or price list.
The living area the supplier states.
2
For a modular house: the foundation and the set
From an Ontario prefab cottage seller’s own add-on list.
3
Level 5: the lot (optional)
4
Where is the house?
Sets the installed-price adjustment. Labour rates in the GTA run higher than in the rest of the province.
Used only to tell you whether the house is in our direct service area. Not stored.
Enter a postal code to see service coverage.
BuildersOntario.com
From Package to Finished House
Illustrative
| Line | Low | Middle | High |
|---|
Middle total including 13% HST–
Example only. Finished-house (Level 4) ranges per square foot come from Ontario log, timber frame and custom builders, October 2026 or as dated; there is no independent finished-SIP figure, so SIP uses a Simcoe custom builder’s range plus our derived 2 to 4 percent. Before HST, then HST added. Land is never included. Not a quote.
Request a Real Quotation
Your package and house size become a written scope for everything the package leaves out, so a builder can price the rest of the house on the same terms. It goes straight to our inbox, and a copy comes back to you; reply to that copy with the package quote with its inclusions and exclusions, and the plans.
Four packages, four levels
| Package (October 2026 unless dated) | Level | Price |
|---|---|---|
| Ontario SIP seller, 1,500 sq ft: wall and roof panels, delivered; assembly and slab not included | 1 | $58,500 |
| Quebec log kit maker, 1,960 sq ft: log and beam kit / standard kit (April 2025 list) | 1 | $105,186 / $183,648 |
| Timber frame company: frame package / full enclosure package delivered, per sq ft | 1 | $60 to $120+ / $150 to $300+ |
| Ontario prefab cottage seller, 1,066 sq ft, delivered and installed; foundation, site, utilities and permits extra | 3 to 4 | $339,500 |
| Finished custom house, Simcoe County builder, per sq ft | 4 | $400 to $750 |
Before HST, excluding land. The log list does not say what each kit level includes; ask for the specification sheet. The timber frame company’s own residential page quotes $55 to $65 a sq ft for the frame package, a different number from its 2026 guide.
Why Ontario prices are all over the map: the suppliers and builders we checked for this page quoted Level 1 packages from about $37 a sq ft (an Ontario SIP seller) to $150 to $300 or more a sq ft (a timber frame company’s full enclosure package, delivered), and finished houses from about $300 a sq ft (an Ontario log handcrafter, 2021) to $700 and more (an Ontario timber frame company). The level of completion is almost all of the gap; size, finish and the lot do the rest. Budget the finished-house middle for your system and get two or three quotes on the same written scope.
One package, worked out
| 1,500 sq ft SIP package, Simcoe County, middle prices | Before HST |
|---|---|
| SIP panel package, Level 1 | $58,500 |
| Finished house middle: 1,500 x $515 (custom builder $500 + 3 percent) | $772,500 |
| Everything else to finish it | $714,000 |
The package is about 7.6 percent of the finished house. That does not make it a bad deal; it makes it one line of a budget.
Where people go wrong
- Comparing a Level 1 kit with a Level 4 builder price. The five levels.
- Paying a big deposit before the drawings are approved. Read what the deposit terms say you get back if the drawings or the permit fall through.
- Forgetting who is responsible for the structure. SIPs need a CCMC-evaluated system or an engineer; timber frames are engineered. SIPs in Ontario.
- Forgetting the lot. Septic, well, hydro and driveway can add six figures on a rural lot. Compare systems.
Questions people ask
How much does it cost to finish a kit home in Ontario?
For log and timber frame, Ontario builders publish finished prices of about $400 to $600 or $700 a sq ft, so a 1,960 sq ft log home is roughly $784,000 to $1,176,000 before HST and land, of which a $105,186 kit is a small part.
Is a modular house cheaper?
Sometimes, but compare it at Level 4: add the foundation, the crane and the connections. An Ontario prefab cottage seller’s delivered and installed prices work out to about $296 to $455 a sq ft before those (our arithmetic). Prefab homes in Ontario.
Can I build the rest myself to save money?
Owner-builders can, with a permit and the full Code, and without Tarion warranty coverage. Owner-builder in Ontario.
Why is there no SIP finished-house price?
No independent Ontario source publishes one. We use a Simcoe County builder’s custom-house range and add about 2 to 4 percent (1.5 to 4, rounded), derived from a GTA contractor’s figure that SIP construction costs 10 to 20 percent more than conventional framing, and framing being about 15 to 20 percent of a build.
A package quote on the table?
The $99 quote review puts it at its level, prices what it leaves out, and tells you what to ask before the deposit.
