Home Renovation in Dunbar–Southlands

Most substantial renovations require City of Vancouver building permits. Projects involving structural changes, plumbing or electrical upgrades, additions, or exterior modifications definitely require permits. Kitchen and bathroom renovations typically require permits when relocating plumbing fixtures or removing walls. Minor cosmetic updates like painting or flooring replacement generally don’t require permits. We assess permit requirements during initial discovery and manage the complete application process.

Standard building permit applications currently average 8–12 weeks for review and approval, though complex projects or those requiring discretionary review may extend longer. Development permits for additions or significant exterior changes can add 12–16 weeks. Heritage-designated properties require additional review time. We account for realistic approval timelines when establishing project schedules and maintain communication with City planners throughout the process.

Key considerations include confirming whether your property has heritage designation, identifying any protected trees requiring arborist assessment, understanding setback restrictions for additions, planning for construction access if your home has lane-only entry, establishing realistic budgets that account for potential structural surprises in older homes, and determining your timeline flexibility given permit approval variables. A thorough discovery process addresses these factors before committing to construction.

We develop site-specific logistics plans addressing material deliveries, trade parking, and waste management. For properties with limited street parking or lane-only access, we coordinate delivery schedules to minimize disruption and establish designated staging areas. We communicate with immediate neighbours before construction begins and maintain site cleanliness throughout the project.

Older homes frequently reveal conditions not visible during initial assessment. When we encounter unexpected structural issues, outdated wiring, or hidden moisture damage, we document the situation with photos, provide cost and timeline implications, and present solution options before proceeding. Our contracts include contingency provisions and change order processes that ensure transparent handling of unforeseen conditions.

Yes, we have experience working within heritage conservation requirements. Heritage renovations require additional City approvals, must preserve character-defining elements, and often involve specialized trades familiar with historical building techniques. We coordinate with heritage planners early in the design process to ensure proposed changes align with conservation guidelines while achieving your functional goals.

We establish communication preferences during discovery and adapt to your desired involvement level. Key decision points requiring homeowner input include initial design approval, material selections, and any unforeseen conditions requiring scope changes. Beyond these milestones, we provide weekly progress updates and handle day-to-day project management, trade coordination, and problem-solving independently.