Licensed residential builder · Vancouver
Developer · licence 46243 · Vancouver, BC
Yes. As of September 17, 2026, Element Lifestyle (Vic Harbour West) Inc. is a licensed residential builder in good standing with BC Housing, under licence number 46243, with the Developer licence type. The current licence term ends on June 30, 2027. BC Housing names Edwin Lee, Michelle Pang, Don H.C. Ho and Bo Jun Diao as responsible for the company. The licence lists a mailing address in Vancouver, BC.
The registry record
Copied field for field from the public registry on September 17, 2026. Names and addresses are shown exactly as the registry prints them, typing slips included, so you can match them against the live record.
Location
438 West King Edward Avenue
Vancouver, BC V5Y 0M5
The orange pin is the mailing address on the licence, located by the BC Address Geocoder. A mailing address is where the company receives post, often an office or a home. The dark dots are the 20 licensed builders registered closest to it; tap one for its record.
Before you hire
A licence in good standing answers one question: is this company allowed to build new homes in BC with warranty insurance. Everything else a homeowner needs sits outside the registry. These are the questions this record cannot answer for you, and where to get the answer.
Website
The registry records no website for Element Lifestyle (Vic Harbour West) Inc. Ask for the company's website or a portfolio of finished homes, and for the address of a project you can drive past.
Building for clients
This licence does not include the General Contractor type, so the registry does not show Element Lifestyle (Vic Harbour West) Inc. as licensed to build a new home under contract for someone else. If you want a home built on your own lot, ask whether the company holds a General Contractor licence under another name.
Insurance and WorkSafeBC
The registry does not record liability insurance or WorkSafeBC coverage. Ask for a certificate of insurance naming you, and a WorkSafeBC clearance letter dated within the last month.
Municipal business licence
BC Housing licensing is provincial. Each municipality issues its own business licence, so ask for the number in the municipality where your project sits.
Past work and references
The registry holds no project history, reviews or complaint records. Ask for three completed homes with owner contact details, and check BC Housing's New Homes Registry for homes this builder has enrolled in warranty.
The full checklist, with what a good answer sounds like, is in our guide to hiring a contractor in BC.
Element Lifestyle (Vic Harbour West) Inc. holds this licence type. The explanation below comes from BC Housing's own pages and applies to every licence of the same type, so it is the same on every page that lists it.
May build new homes it owns and then sell them
Under the Homeowner Protection Act a developer is a residential builder that sells its own ownership in a new home. That includes a company that owns the land, hires a general contractor to build on it, and sells the finished home. A Developer licence covers that role. Many companies hold both the Developer and General Contractor types, which lets them build new homes for clients and build homes to sell.
All new homes built by licensed residential builders in BC must have 2-5-10 home warranty insurance: two years on labour and materials, five years on the building envelope including water penetration, and ten years on the structure of the home. The insurance is provided by a warranty company approved by the BC Financial Services Authority, and the builder arranges it for each new home.
General contractors, developers and building envelope renovators must renew their residential builder licence every year to keep it in good standing. The expiry date on a record is the end of the current term. Only builders in good standing may call themselves Licensed Residential Builders.
The licence is about new homes. Ordinary renovation work in BC, such as a kitchen, a bathroom, a basement suite or a whole-home renovation that keeps most of the existing structure, does not require a BC Housing licence, and the registry says nothing about whether a company does that work or how well. BC Housing states that a standalone accessory dwelling unit, such as a garden suite or laneway home, meets the definition of a new home, so it must be built by a licensed residential builder with home warranty insurance. What to check when hiring a renovation contractor instead.
A homeowner can build a new home for their own use without a licensed builder by becoming an owner builder, which BC Housing authorizes case by case. Owner builders are exempt from licensing and third-party warranty insurance, and are personally liable for construction defects in the home for 10 years.
Nearby on the registry
Measured in a straight line between mailing addresses located by the BC Address Geocoder. The registry carries no ratings, so this is a list, never a ranking.
Each answer is built from this licence's registry record and BC Housing's published rules. None of them describe the quality of the company's work, because the registry does not.
Yes, as of September 17, 2026. Element Lifestyle (Vic Harbour West) Inc. appears on BC Housing's Public Registry of Licensed Residential Builders under licence number 46243, with the status In Good Standing: Approved. Only builders in good standing may call themselves Licensed Residential Builders in British Columbia. Licences are renewed yearly, so confirm the current status on the registry before you sign anything.
Element Lifestyle (Vic Harbour West) Inc. holds residential builder licence number 46243. Its BC incorporation number, as recorded on the licence, is 1128541. Search that licence number on BC Housing's registry to see the live record.
The registry lists Element Lifestyle (Vic Harbour West) Inc. as Developer. A Developer licence means the company may build new homes it owns and then sell them.
BC Housing records 4 people responsible for the company: Edwin Lee, Michelle Pang, Don H.C. Ho and Bo Jun Diao. This is the name or names BC Housing holds accountable for the licence.
The mailing address on the licence is 438 West King Edward Avenue, Vancouver, BC, V5Y 0M5. 46 other licences on the registry share the V5Y postal area, and 1210 licences in total have a Vancouver mailing address. A mailing address is where the company receives post, and it may differ from where it builds.
The registry shows an expiry date of June 30, 2027. Residential builder licences in BC are renewed every year, so a date in the future means the current term is paid up, and a builder who lets it lapse loses the right to build new homes until it is renewed.
Open BC Housing's Public Registry of Licensed Residential Builders and search licence number 46243, or the company name. The registry shows the same fields as this page, live. This page is a copy made on September 17, 2026 and is republished when the registry is downloaded again; the registry is the authority.
The registry cannot answer that. The licence is about new homes. Ordinary renovation work in BC, such as a kitchen, a bathroom, a basement suite or a whole-home renovation that keeps most of the existing structure, does not require a BC Housing licence, and the registry says nothing about whether a company does that work or how well. BC Housing states that a standalone accessory dwelling unit, such as a garden suite or laneway home, meets the definition of a new home, so it must be built by a licensed residential builder with home warranty insurance. Ask the company directly, and ask for renovation references separate from its new-home references.
All new homes built by licensed residential builders in BC must have 2-5-10 home warranty insurance: two years on labour and materials, five years on the building envelope including water penetration, and ten years on the structure of the home. The insurance is provided by a warranty company approved by the BC Financial Services Authority, and the builder arranges it for each new home. The licence is the first half of that requirement; the warranty is enrolled home by home. To see whether a specific home built by Element Lifestyle (Vic Harbour West) Inc. is enrolled, search the address on BC Housing's New Homes Registry.
The licence does not include the General Contractor type, so the registry does not show Element Lifestyle (Vic Harbour West) Inc. as licensed to build a new home for a client. BC Housing states that a standalone accessory dwelling unit, such as a garden suite or laneway home, meets the definition of a new home, so it must be built by a licensed residential builder. Ask whether the company holds a General Contractor licence under another name.
47 licences in good standing record a mailing address in postal area V5Y (Vancouver (West Mount Pleasant / West Riley Park-Little Mountain)), Element Lifestyle (Vic Harbour West) Inc. included: 26 with the General Contractor type, 31 with the Developer type and 0 building envelope renovators. 1210 licences record a Vancouver address in total.
Published by RealDream
We renovate homes in North Vancouver and West Vancouver. Renovation needs no BC Housing licence, so we are not in the list.
Renovation quote
This form reaches RealDream Contracting, the North Vancouver renovation company that publishes this directory. It does not reach Element Lifestyle (Vic Harbour West) Inc., and nothing sent here is passed to them. To contact Element Lifestyle (Vic Harbour West) Inc., use the phone number on its registry record above.
