✓ The Decision
- Build it if: you'll stay 3+ years (you recover ~60–80% at resale, and the use-value does the rest), your lot passes setbacks and coverage, and your budget clears the realistic floor — about $30k for a basic double.
- Build a shell with rough-ins if: budget is tight. Conduit and insulation-ready framing now cost hundreds; retrofitting later costs thousands.
- Build insulated + wired if: it's a workshop or you wrench on vehicles. This is the sweet spot for most people.
- Go fully finished + heated only if: it's effectively living/working space — the cost nearly doubles vs a shell.
- Don't build (yet) if: a deal-breaker below applies — solve it first, the garage will wait.
A detached garage is one of the most common projects Canadian homeowners take on — and one of the easiest to underestimate. The short answer for 2026: a basic contractor-built detached garage runs about $50–$80 per square foot, an insulated and wired garage about $90–$120, and a fully finished, heated garage $120–$150+. That puts a typical 24×24 double garage anywhere from $30,000 to $85,000 depending on what you build.
Our free calculator lets you set dimensions, foundation, roof, and finish level — with editable local prices.
Try the Garage Cost Calculator
Sample Budgets by Size (2026)
| Size | Area | Basic shell | Insulated + wired | Finished + heated |
|---|---|---|---|---|
| 12×20 (single) | 240 sq ft | $14,000–$21,000 | $22,000–$30,000 | $30,000–$39,000 |
| 24×24 (double) | 576 sq ft | $31,000–$48,000 | $53,000–$66,000 | $71,000–$89,000 |
| 24×30 (double deep) | 720 sq ft | $38,000–$59,000 | $66,000–$82,000 | $88,000–$110,000 |
| 30×40 (shop) | 1,200 sq ft | $63,000–$97,000 | $109,000–$136,000 | $146,000–$184,000 |
Ranges assume contractor-built, slab-on-grade, gable roof, and include a permit allowance. Prefab kits can come in lower; complicated sites come in higher.
What finish level does to a 24×24 (midpoint):
What Drives the Cost
1. Foundation
The biggest structural variable. A standard slab-on-grade is the baseline. If your municipality requires a frost wall — a formed concrete wall extending below frost depth, common for attached garages and in some jurisdictions for any permanent structure — expect to add roughly $15–$25 per square foot. Pier foundations (for unheated, smaller structures where permitted) can save money but limit future use. Our guide on slab vs frost wall foundations covers how to choose.
2. Finish level
The jump from shell to finished is bigger than most people expect. Insulation, vapour barrier, drywall, a subpanel, lighting, and a heater can nearly double the per-square-foot cost. If budget is tight, build the shell properly and rough-in for services — wiring conduit and insulation-ready framing cost little now and save a lot later.
3. Roof style
A standard gable roof is the most economical. Hip roofs look great and shed wind well but add roughly 5–10% for the extra framing and cutting. A mono-slope (skillion) roof can save a few percent and suits modern designs.
4. Doors, windows, and extras
An insulated overhead door with opener runs $1,500–$3,500 installed. Each window adds $500–$1,200. Eavestroughs, soffit lighting, epoxy floors, and loft storage all add up — decide early, because they're cheaper to include than to retrofit.
5. Region and access
Labour rates vary meaningfully across Canada — big-city southern Ontario and the Lower Mainland price higher than the Prairies and Atlantic Canada. Tight urban lots that require small equipment or hand-digging also push costs up.
Permits and Code: Don't Skip This
Nearly every Canadian municipality requires a building permit for a detached garage beyond a small shed size (commonly anything over 10–15 m²). Budget $500–$3,000 for permit fees, plus a site plan and possibly a survey. Setback rules, height limits, and lot coverage maximums vary by municipality — check before you design, not after. Building without a permit risks stop-work orders, forced removal, and insurance problems.
Where You Can Save (and Where You Shouldn't)
Save: act as your own general contractor if you have the time and trade contacts; choose a gable roof; build a shell with rough-ins; pour the slab in the same mobilization as your driveway work; get three quotes — spreads of 25% between bids are routine.
Don't save: on the foundation, on drainage and grading around the slab, or by skipping the permit. Foundation problems are the most expensive thing to fix on any structure, and a garage is no exception.
✗ Deal-Breakers — Stop and Solve These First
- Zoning won't fit it. Lot coverage maxed out, setbacks leave no buildable envelope, or height caps kill your design. No amount of budget fixes this — only a variance application (slow, uncertain) does.
- Your budget is below the floor. If quotes for the garage you want come in 30%+ over what you can spend, shrink the building or the finish level — don't shrink the foundation or skip the permit.
- Soft, wet, or filled ground without budget for an engineered foundation. A garage on bad ground is a slow-motion write-off.
- You're tempted to build unpermitted. Stop-work orders, insurance denial, and resale problems cost more than the permit ever will.
The Safest Path Forward
- One call to your municipality: setbacks, lot coverage, height limit, permit requirements. 15 minutes, settles half the unknowns.
- Budget it honestly: run the calculator, add 15% contingency, and confirm you're above the deal-breaker floor.
- Three quotes on the same written spec — spreads of 25% are routine, and the conversation teaches you the local market.
- Permit before ground breaks. Your permit drawings also resolve the foundation question definitively.
- Spend on the invisible things first: foundation, drainage, rough-ins. Cosmetics can always come later; concrete can't.
Bottom Line
For 2026, plan on $50–$80/sq ft for a basic detached garage and up to $150/sq ft fully finished and heated. Get your dimensions and spec into our Garage Cost Calculator, tune the unit prices to local quotes, and you'll have a defensible planning budget in under a minute.
Frequently Asked Questions
How much does a 24×24 garage cost in Canada?
In 2026, a 24×24 (576 sq ft) detached garage typically costs $31,000–$48,000 as a basic shell, $53,000–$66,000 insulated and wired, and $71,000–$89,000 fully finished and heated — contractor-built on a slab, permits included.
Is it cheaper to build a garage yourself?
Acting as your own general contractor can save 10–20%, and experienced DIYers can save more on framing and finishing. The foundation, electrical, and overhead door are usually best left to pros — and electrical work must be permitted and inspected in every province.
Does a detached garage add value to my home?
In most Canadian markets, yes — industry estimates put recovery at roughly 60–80% of the build cost in resale value, with the strongest returns in snowy regions where garages are in high demand.
Do I need a permit to build a garage?
Almost always, yes. Garages are real structures with foundations and snow loads, and virtually every Canadian municipality requires a permit and inspections. See our permits and property lines guide for the broader picture.