Dilapidation to Density: The Transformation of a First Avenue side-by-side Duplex

At our firm, we take pride in turning neglected buildings into functional, beautiful spaces that meet modern housing needs. One project that stands out in our early portfolio is First Avenue in Kingston, one of the first multiplex conversions we ever worked on. It’s a perfect example of how purposeful design and strategic planning can breathe new life into an aging property.

Our client for this project was a repeat real estate investor who specializes in conversions of single family or duplex homes to additional dwelling units, a growing strategy for increasing housing density and maximizing rental returns in Ontario. Having collaborated successfully with this client before, we were excited to take on another challenge together. 

(Images Courtesy of She Shoots Inc.)

When we first visited the property, the conditions were alarming. The original structure was extremely dilapidated, and years of neglect had taken their toll. The existing tenants had severely cluttered the space, and during cleanup we even uncovered evidence of pest activity hidden beneath their belongings. The building’s potential was buried under layers of decay, but we saw the opportunity it presented, a solid framework that could be transformed into a highly efficient, multi-unit dwelling. 

 

Revitalizing the Structure 

Our design approach began with a full assessment of the existing conditions and a deep understanding of what the client wanted to achieve. The goal was to create five fully functional units while keeping the building’s overall footprint and charm. 

(Images Courtesy of She Shoots Inc.)

We also designed a new front porch, not just for practicality but to enhance curb appeal and add a welcoming, modern touch to the property. Small exterior upgrades like this often make a major difference in tenant perception and long-term property value. 

Working closely with local engineering firm, Pelow Engineering, we coordinated structural details and site-specific requirements to ensure compliance with local building codes. One key addition was a new walkdown for the left-side basement unit, an essential feature for light, accessibility, and safety. 

(Images Courtesy of She Shoots Inc.)

The Final Layout 

At project completion, the building had been completely transformed: 

·         Left Side: A two-bedroom unit on the second floor, the existing main floor unit, and a new one-bedroom basement suite. 

·         Right Side: A two-bedroom unit on the second floor and a combined main floor and basement three-bedroom unit. 

In total, the property now housed five legal residential units, a far cry from the dilapidated duplex it once was. 

(Images Courtesy of She Shoots Inc.)

 

A Model for Future Conversions 

The success of the First Avenue project reinforced what we’ve known from the beginning: thoughtful design and well-coordinated planning can unlock incredible potential in older homes. Additional dwelling units not only provide financial benefits for investors but also play a vital role in addressing housing shortages in urban areas like Kingston and beyond. 

This project remains one of our milestones, a reminder of how a bold vision, paired with strong technical execution, can turn even the most challenging properties into places people are proud to call home. 

Ready to transform your own duplex or multiplex? Contact us today to start your secondary suite project and unlock your property’s full potential.