Full home renovations are the largest projects we take on. They are also the most variable in cost — a 1,800 sqft Vancouver bungalow could be renovated for $200,000 with cosmetic-level work, or rebuilt for $700,000+ as a full gut renovation with structural changes and luxury finishes. The honest answer to "how much" depends entirely on scope.
This guide breaks down realistic 2026 cost ranges for full home renovations in Vancouver, Burnaby, Richmond, the North Shore, and the rest of Metro Vancouver — by tier, by trade, and with the hidden costs Vancouver homeowners typically miss.
The short answer: 4 typical price tiers
| Tier | Typical Range (1,500–2,500 sqft home) | What's Included |
|---|---|---|
| Multi-room refresh | $80,000 – $180,000 | Kitchen + bathroom refreshes, flooring, paint, lighting — keep layout, keep cabinets where possible |
| Mid-range full renovation | $200,000 – $350,000 | Full kitchen + bathrooms, all new flooring, paint, lighting, basic plumbing/electrical updates, no major structural changes |
| Premium full gut renovation | $400,000 – $700,000 | Strip to studs, structural updates, custom cabinetry, premium fixtures, full electrical re-wire, full plumbing, possible additions or wall removals |
| Luxury / custom build | $700,000 – $1.5M+ | Architect-led, fully custom millwork, designer fixtures, structural changes, smart home, premium materials throughout |
These are planning ranges for typical Vancouver single-family homes (1,500–2,500 sqft). Larger or smaller homes scale accordingly. Always confirm with a written itemized quote.
Common Vancouver full home renovation scopes
- Character home gut renovation — strip to studs, re-wire, re-plumb, insulate, finish — popular in Kitsilano, Mount Pleasant, Dunbar, Kerrisdale heritage homes. Often $400K–$700K+.
- Family home refresh — kitchen, bathrooms, flooring, paint — keep layout — popular in Burnaby, Richmond, Coquitlam, North Vancouver. Often $150K–$300K.
- Pre-sale renovation — strategic kitchen, bathroom and flooring updates to maximize sale price. Often $80K–$200K targeted spend.
- Pre-move-in renovation — buy a Vancouver home, renovate before moving in to avoid living in construction. Typically full renovation tier ($250K–$500K).
- Long-term home upgrade — for owners staying 10+ years, full custom finishes throughout. Often premium tier ($500K+).
Cost breakdown by trade (typical mid-range renovation)
| Trade / Component | % of Budget | Typical $ (on $250K project) |
|---|---|---|
| Demolition + waste | 3–5% | $8K–$15K |
| Plumbing | 5–10% | $15K–$30K |
| Electrical | 6–12% | $18K–$35K |
| HVAC / heating | 5–10% | $15K–$25K |
| Framing/drywall | 8–14% | $20K–$35K |
| Cabinetry (kitchen + bath + closets) | 15–25% | $40K–$60K |
| Countertops + tile | 8–14% | $20K–$35K |
| Flooring (whole home) | 6–12% | $15K–$30K |
| Paint + finishing | 5–8% | $12K–$20K |
| Lighting + fixtures | 3–6% | $8K–$15K |
| Project management | 10–18% | $25K–$45K |
| Permits + GST | 5–7% | $13K–$18K |
| Contingency | 10–15% | $25K–$38K |
Hidden costs Vancouver full home renovators forget
- Temporary housing — most full home renos require moving out for 2–6 months. Plan $3K–$15K depending on rental market and your needs
- Storage — furniture and belongings storage for the renovation period: $200–$500/month
- Asbestos testing + remediation — Vancouver homes built before 1990 may have asbestos in drywall, flooring adhesive, vermiculite insulation. Testing $400–$800. Remediation if found: $3K–$15K+
- Knob-and-tube wiring replacement — common in pre-1960 Vancouver homes. Full home rewire: $8K–$20K. Insurance companies increasingly require it removed
- Galvanized pipe replacement — pre-1970 Vancouver homes often have galvanized supply lines. Whole-home re-pipe: $6K–$15K
- Foundation issues — settled or cracked foundations discovered during demo: $5K–$50K depending on severity
- Engineering reports — for any structural changes: $1,500–$5,000
- Permits — City of Vancouver building permit for major renovations: $1,500–$8,000 depending on scope
- Architect/designer fees — if you use one: 8–15% of construction cost
- GST (5%) — applies to all labour and materials
Where Vancouver homeowners typically save
- Keep the layout. Moving plumbing risers, structural walls, or kitchen layouts adds tens of thousands. Working within existing layout is the single biggest cost-saver.
- Phase the work. Spread renovation across 2–3 years — kitchen this year, bathrooms next year, flooring the year after. Saves money + lets you live in your home.
- Refinish over replace. Original hardwood, solid cabinet boxes, intact framing — refinish/reface where you can.
- Semi-custom over fully-custom cabinetry. Saves $15K–$40K on cabinets alone.
- Quartz instead of natural stone. Half the cost, more durable.
- LVP/SPC in basements + utility rooms instead of tile or hardwood.
Thinking about a full home renovation?
One project manager, all trades coordinated, permits handled — that is how we have run Vancouver full home renovations since 1999. Start with a free in-home consultation and a written itemized quote broken out by trade.
How long does a Vancouver full home renovation take?
- Multi-room refresh (no structural): 8–14 weeks
- Mid-range full renovation: 4–6 months (plus 4–8 weeks pre-construction for design + permits)
- Premium gut renovation: 6–10 months (plus 8–16 weeks pre-construction for architect + permits)
- Luxury / custom build: 10–18 months
Custom cabinetry lead times (8–14 weeks), custom millwork (10–16 weeks), and imported designer fixtures (6–12 weeks) are often the critical path — not the on-site work.
Permits for Vancouver full home renovations
Most Vancouver full home renovations require permits from the City of Vancouver:
- Building permit — for structural changes, additions, major renovations
- Plumbing permit — for fixture relocations, supply-line replacements, new bathrooms
- Electrical permit — for new circuits, panel upgrades, full re-wires
- Gas permit — for any gas appliance work (Technical Safety BC)
We coordinate the permit process with our licensed plumbing, electrical, and gas trade partners on every project that needs one. Renovating without permits creates insurance, strata (for townhouses), and resale issues.
Our Design + Build Process for Full Home Renovations
- Free in-home consultation — site walk, scope conversation, realistic budget ranges
- 3D design and visualization — see your renovated home before commit
- Showroom samples — 2,500+ on display — every material chosen in person
- Material and colour selection — any combination
- Itemized written quote — every trade and line broken out
- Permits + paperwork handled for you
- Project schedule with actual dates per trade
- Installation by in-house crews + coordinated licensed trades
- Final walkthrough + written warranty
FAQ
What is a realistic Vancouver full home renovation cost in 2026?
For a mid-range full renovation of a typical 1,500–2,500 sqft Vancouver home — full kitchen + bathrooms, new flooring throughout, paint, lighting, basic plumbing/electrical updates — most projects fall in the $200,000 to $350,000 range in 2026. Multi-room refreshes start around $80,000. Premium gut renovations run $400,000 to $700,000+. Luxury custom builds can exceed $1.5M. These are planning ranges only; your actual quote depends on scope and materials.
How long does a full home renovation take in Vancouver?
A mid-range full renovation typically takes 4 to 6 months from demolition to final walkthrough, plus 4 to 8 weeks before construction for design and permits. Premium gut renovations take 6 to 10 months. Luxury custom builds run 10 to 18 months. Custom cabinetry and imported fixtures often determine the critical path.
Do I have to move out for a Vancouver full home renovation?
For a full gut renovation, yes — most clients move out for 2 to 6 months. For multi-room refreshes or phased work, you can often stay in part of the home. We discuss this during the initial consultation and can phase the work where it makes sense.
What is the biggest hidden cost in a Vancouver home renovation?
Older Vancouver homes (pre-1990) often have hidden issues: asbestos in drywall or vermiculite insulation, knob-and-tube wiring, galvanized supply pipes, settled foundations. These can add $10,000 to $50,000+ to a project unexpectedly. A 10–15% contingency budget is essential for any pre-1990 Vancouver home.
Should I hire an architect for my Vancouver renovation?
For structural changes, additions, or luxury custom work, yes. Architect fees are typically 8–15% of construction cost but pay back through better design and smoother permitting. For mid-range renovations without structural changes, our in-house 3D design plus a kitchen designer is usually sufficient.
Get a Written Quote for Your Vancouver Full Home Renovation
The only way to know what your specific full home renovation will cost is a written itemized quote after an in-home consultation. We do these for free across Vancouver, Burnaby, Richmond, the North Shore, and the rest of Metro Vancouver — no obligation.
Book a free in-home consultation or call us at 604-739-4477. We have been doing full home renovations in Vancouver since 1999.
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