How much should I expect to pay for drywall installation in a legal secondary suite in Brampton?

Drywall installation for a legal secondary suite in Brampton typically costs $8,000 to $18,000 for the drywall scope alone — including hanging, taping, and finishing — depending on the size of the suite and the complexity of the fire-rated and sound-rated assemblies required by the Ontario Building Code. Secondary suites have significantly higher drywall costs than standard basement finishing because of the stringent fire separation and sound transmission requirements that apply to separate dwelling units.

The Ontario Building Code treats a secondary suite as a separate dwelling unit, which triggers specific requirements that directly impact your drywall budget. The fire separation between the secondary suite and the main dwelling must achieve a minimum 1-hour fire resistance rating. This typically requires 5/8-inch Type X fire-rated drywall on both sides of the separating wall and ceiling assembly, with all joints fully taped and finished. In many assemblies, achieving the 1-hour rating requires double layers of 5/8-inch Type X drywall, which roughly doubles the material and labour cost for those walls and ceilings. Type X board costs $20 to $28 per 4x8 sheet compared to $14 to $20 for standard 1/2-inch, and double-layer installations add $2.00 to $3.50 per square foot in additional hanging and finishing costs.

Sound transmission is equally critical. The Ontario Building Code requires a minimum STC 50 (Sound Transmission Class 50) between separate dwelling units. Achieving STC 50 or higher typically requires resilient channel ($1.50 to $2.50 per linear foot), sound insulation batts in the wall cavity, and at minimum a single layer of 5/8-inch drywall mounted to the resilient channel. Many contractors recommend double drywall on resilient channel or QuietRock sound-dampening board ($55 to $90 per sheet) to comfortably exceed the STC 50 minimum. A proper sound-rated assembly adds $3.00 to $7.00 per square foot over standard drywall installation.

For a typical 500 to 800-square-foot basement secondary suite in Brampton, the drywall costs break down roughly as follows. Interior partition walls (non-fire-rated, within the suite itself) — bedrooms, bathroom walls, closets — cost $2.50 to $4.00 per square foot for hanging and $2.00 to $3.50 per square foot for taping and Level 4 finishing. Fire-rated separation walls and ceilings between the suite and the main dwelling cost $5.00 to $10.00 per square foot for the complete assembly, including the fire-rated board, resilient channel, and finishing. Moisture-resistant areas — the suite's bathroom and kitchen — require green board or purple board at a premium of $6 to $12 per sheet over standard drywall.

The total drywall material cost for a 600-square-foot secondary suite typically runs $2,500 to $5,000, including Type X boards for fire separations, moisture-resistant boards for wet areas, standard boards for interior walls, all necessary corner bead, tape, and compound. Labour for hanging, taping, and finishing adds $5,000 to $12,000 depending on the complexity of the layout, the number of fire-rated and sound-rated assemblies, and the finish level specified.

A building permit is absolutely required for a secondary suite in Brampton, and multiple inspections will be conducted throughout the project. The framing and insulation inspection must be completed and passed before any drywall is installed — the inspector will verify fire separation framing, insulation R-values, vapour barrier installation, electrical and plumbing rough-ins, and fire-stopping of all penetrations through fire-rated assemblies. Installing drywall before passing this inspection means tearing it all out for the inspection, which is an expensive and completely avoidable mistake.

Hire a drywall contractor experienced with secondary suite construction — the fire-rated and sound-rated assemblies require precise installation, and errors can result in failed inspections and costly rework. A single misplaced screw through resilient channel into a stud short-circuits the entire sound isolation assembly. Get at least three quotes, and make sure each quote specifies the board types, assembly details, and finish level for every area of the suite. Need help finding a drywall installer? Toronto Drywall Installers can match you for free.