Framing Against Foundation Walls
Studs stand off the concrete on a pressure-treated or gasketed bottom plate. Steel stud framing is an option that will never rot.
Basement drywall in Kingston, ON
Basement Drywall Installation and Finishing in Kingston
Finishing a basement is the most common drywall project in Kingston homes, and Kingston Drywall Pros handles it from framing to a paint-ready finish. We work for homeowners, landlords adding secondary suites and renovators across Kingston and nearby towns.
Basements are a different environment from the floors above: concrete walls that stay cool and damp, ducts and beams at head height, and in older homes, stone foundations and seven-foot ceilings. Each needs its own framing, moisture control and board choices.
We have boarded basements in brand-new Westbrook subdivisions and in downtown limestone houses with rubble foundations, and we plan the work around your building permit inspections.
- 20+ years
- 2,500+ jobs
- Licensed, insured, WSIB
20+ years of drywall
in Eastern Ontario
in Eastern Ontario
Service overview
Our Basement and Garage Drywall Services
Basement drywall is the framing, insulation, vapour barrier and drywall that turn an unfinished basement into living space. We also board attached garages and workshops, including the fire separation the building code requires.
It is for homeowners adding a rec room, office or bedroom, landlords creating a legal secondary suite, and anyone finishing a garage. You can hire us for the full sequence or just board and finish if your framing is done. A full job includes:
- Framing against foundation walls in wood or steel
- Rigid foam, batt insulation and sealed vapour barrier
- Scheduling around the municipal framing and insulation inspections
- Moisture and mould resistant board on exterior walls and wet areas
- Bulkheads and soffits around ducts, beams and plumbing
- Taping and finishing to Level 4, or Level 5 where the light calls for it
What is included
What Goes Into a Finished Basement
A finished basement is six pieces of work, and skipping any one shows up later as mould, cold spots or a framed-around look.
Insulation and Vapour Barrier
Rigid foam, batts and poly go in before board, and the building inspection happens before we close up. See insulation and drywall.
Moisture Resistant Board
Mould resistant board goes on exterior walls, bathrooms and laundry rooms, with a gap at the floor so the board never wicks water.
Bulkheads and Duct Boxing
Bulkheads are framed square, level and aligned across the room rather than built piecemeal around each duct.
Under-Stair and Cold Rooms
Under-stair storage is framed and boarded with Type X where required, and the cold room gets insulated walls and an exterior-rated door.
Ceiling Choice
A drywall ceiling looks cleaner; a grid keeps valves and ducts reachable. Compare both on our T-bar ceiling page.
Free written quotes with the finish level spelled out.
Material choices
Basement Drywall Material Choices
Basement material choices come down to moisture, fire and headroom. Here are the decisions you will face and what suits each situation.
| Decision | Options | What we usually recommend |
|---|---|---|
| Wall board | Regular 1/2 in. or moisture and mould resistant board | Mould resistant on exterior walls and wet rooms, regular on interior partitions |
| Ceiling board | 1/2 in. regular, 1/2 in. sag-resistant or 5/8 in. | 5/8 in. or sag-resistant on joists 24 in. apart, and for better sound and fire control |
| Framing | Wood studs or steel studs | Steel against concrete, wood inside where heavy items hang |
| Ceiling type | Drywall or suspended T-bar grid | Drywall in living areas, a grid over utility rooms |
| Tile backer | Gypsum board or cement board | Cement board in shower surrounds, never gypsum |
How it works
How a Basement Drywall Project Runs
A basement runs in six stages, and two of them are inspections you cannot skip.
- 1
Permit and Plan
Most basement finishes need a building permit; we work from your permit drawings or help you plan the layout.
- 2
Framing
Walls, bulkheads and openings are framed, then inspected with the rough-ins.
- 3
Insulation and Vapour Barrier
Rigid foam, batts and sealed poly go in, followed by the insulation inspection.
- 4
Board
Ceilings first, then walls, with moisture resistant board where it belongs and a gap at the floor.
- 5
Tape and Finish
Three coats on joints, corners and fasteners, vacuum sanded to a paint-ready surface.
- 6
Walk-Through
We check the finish under a work light with you and fix anything that shows.
Older homes
Finishing a Basement in an Older Kingston Home
Older basements need more planning because of stone foundations, low ceilings and uneven floors. Downtown, Portsmouth and Williamsville homes often have rubble foundations that weep in spring and headroom under seven feet.
We frame independently of irregular stone, leave an air gap and plan drainage details before boarding. Where headroom is tight, board goes directly on the joists and bulkheads are kept as shallow as the ductwork allows. Any knob-and-tube wiring should be reviewed by an electrician before the walls close.
Send us a few photos for a faster estimate.
Garages
Garage Drywall and Fire Separation Requirements
The Ontario Building Code requires the wall and ceiling between an attached garage and the house to be gas-tight, so car exhaust cannot enter the living space. We use 5/8 in. Type X board, tape every joint and seal the ceiling plane at the top plate.
Garages under bedrooms need special attention at the ceiling. Detached garages and workshops get durable finishes and moisture-aware board choices for unheated space.
Failure modes
Common Basement Drywall Mistakes
Most basement drywall failures are moisture problems built in during construction. These are the ones we are called to tear out:
- Board touching the slab, which wicks water up the wall after any spill or seepage.
- Wood plates directly on concrete with no treated lumber or gasket.
- Poly against the foundation with no foam, trapping condensation on the studs.
- Regular board in bathrooms and laundry rooms, which swells and grows mould.
- Finishing before fixing water, when grading, downspouts or cracks still let water in.
Pricing
How Much Does It Cost to Drywall a Basement in Kingston?
Basement drywall is priced per square foot of finished area, and what is included matters more than the size. These variables move the price most.
| Variable | Effect on cost |
|---|---|
| Framing and insulation in scope | Adds labour and materials, but saves hiring separate trades. |
| Bulkhead count | Each bulkhead adds framing, corner bead and finishing time. |
| Ceiling height | Low ceilings are awkward; high ceilings need staging. |
| Ceiling type | A drywall ceiling adds overhead taping; a grid is priced separately. |
| Wet areas | Moisture resistant board and cement board cost more than regular board. |
FAQ
Basement Drywall FAQs
Straight answers to the questions we hear on site visits every week.
Do I need a permit and an inspection before the board goes up?
In Kingston, finishing a basement with new walls, plumbing or a bedroom generally needs a building permit, with framing and insulation inspected before drywall. Confirm with the City of Kingston before starting.
How long does it take to drywall a basement?
Board and finish for a typical 800 to 1,000 sq ft basement takes about two weeks. Framing, insulation and inspections add time before that.
Should I use steel or wood framing in a basement?
Both work. Steel will not rot or feed mould and stays straight; wood is easier for hanging heavy items, so many basements use steel on exterior walls and wood inside.
What if my basement has had water in it before?
Fix the source first, usually with grading, downspouts or waterproofing. Then we keep board off the floor, use moisture resistant board and avoid organic materials against the foundation.
Related
Related Services
Basement projects often include residential drywall installation upstairs and drywall soundproofing in the ceiling to keep the basement TV from shaking the kitchen.
Free written quote Prefer to talk it through? Call us (343) 504-7975
Book a Basement Drywall Estimate
Send your basement size, a rough layout and whether framing is done. We will visit, measure and give you a written quote with the board and finish level stated.
- Hours
- Mon to Sat: 7:00am to 9:30pm
- Sun: 9:00am to 8:00pm
- Service area
- Kingston and towns within about 45 minutes, plus larger projects further afield.
- Licensed
- Fully insured
- WSIB covered
- WHMIS trained
- Working at Heights trained
- Drywall specialists