Home Renovation in Grandview–Woodland

Most structural changes, electrical or plumbing work, and any additions require City of Vancouver building permits. Even kitchen and bathroom renovations typically need permits when they involve moving walls, upgrading electrical panels, or modifying plumbing systems. We handle the entire permit application process including preparation of required drawings, submission of applications, coordination of inspections, and ensuring all work meets Building Code requirements. Heritage properties may require additional approvals from the Heritage Planning department.

Kitchen renovations generally require 4-6 weeks of active construction, bathroom projects take 3-4 weeks, and full home renovations span 12-20 weeks depending on scope. These timelines include permit approval periods which typically add 4-8 weeks before construction begins. Projects involving heritage approvals, structural engineering reviews, or custom millwork may require additional time. We provide detailed schedules during the planning phase that account for your specific project requirements.

This depends on your renovation scope and personal tolerance for construction disruption. Kitchen and bathroom renovations often allow homeowners to remain in residence with temporary kitchen setups and alternative bathroom access. Full home renovations typically require homeowners to relocate during active construction for safety, access, and project efficiency reasons. We discuss living arrangements during initial planning and can structure project phases to minimize displacement time.

Character homes built before 1940 often present hidden challenges including knob-and-tube wiring requiring complete replacement, galvanized plumbing that needs upgrading, foundation settling requiring structural repairs, and concealed structural modifications from previous renovations. These homes may also have heritage designation requirements affecting exterior changes. We conduct thorough site assessments to identify potential complications before providing final budgets, and our contracts account for reasonable contingencies when renovating older properties.

We obtain necessary street use permits from the City of Vancouver when projects require temporary parking restrictions or material staging areas. Our project managers coordinate delivery schedules to minimize street impact and maintain neighbour access. We arrange waste bin placement in lanes when possible and schedule large material deliveries during off-peak hours. Site protection includes daily cleanup protocols and secure perimeter fencing to maintain neighbourhood aesthetics during construction.

BC Assessment may increase your property’s assessed value following significant renovations, which can result in higher property taxes. The increase depends on the renovation scope and local market conditions. Adding square footage, creating legal suites, or substantially upgrading finishes typically triggers reassessment. We recommend consulting with a tax professional about specific implications for your project, but most homeowners find that renovation value increases exceed the incremental tax costs.

Our fixed-price contracts specify all labour, materials, and project management services required to complete your renovation as designed. Contracts include detailed scope descriptions, itemized allowances for homeowner-selected fixtures and finishes, project timelines with milestone dates, payment schedules tied to completion stages, warranty terms, and change order procedures. We explicitly identify what’s excluded to prevent misunderstandings. You receive complete transparency about what your investment includes before signing any agreements.