Commercial estimator

Commercial renovation cost calculator.

Estimate office, retail, restaurant, or medical clinic renovation and buildout costs in Metro Vancouver. Costs per square foot by space type and project scope.

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Commercial Renovation Cost calculator.

Adjust the options below to see your estimate. All pricing is based on 2026 North Vancouver and Greater Vancouver market data.

Space type

Total area

Project scope

Estimated commercial renovation cost

$140,000 to $245,000

Cost per sq ft$80 to $140

Estimated timeline6 to 12 weeks

Permit fees (typical)$4,200 to $7,350

Based on 2026 Metro Vancouver commercial construction pricing. Costs vary by building condition, code requirements, and tenant improvement allowance.

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Commercial renovation costs depend heavily on base building condition, lease requirements, and municipal regulations. RealDream provides detailed proposals after an on-site assessment.

How much does commercial renovation cost in Vancouver?

Commercial renovation and tenant improvement costs in Metro Vancouver range from $50 per square foot for a basic office refresh to $420+ per square foot for a fine dining restaurant buildout. The variation reflects the dramatically different requirements across space types.

Whether you're fitting out a new lease, refreshing an existing space, or doing a complete buildout, understanding cost drivers helps you negotiate tenant improvement allowances, plan your budget, and avoid surprises.

This calculator covers the four most common commercial space types: offices, retail stores, restaurants/cafes, and medical/dental clinics. Each has distinct code requirements, mechanical needs, and finish expectations that affect cost.

How it works

How the commercial renovation calculator works

The calculator multiplies cost per square foot by total area, with adjustments for scope.

Space type and scope set cost/sq ft

Cost/sq ft = space type × scope tier

Each space type (office, retail, restaurant, medical) has three scope tiers: basic refresh, standard buildout, and premium/specialized. Cost per square foot ranges are specific to each combination.

Total area determines construction cost

Total = cost/sq ft × area in sq ft

The calculator offers four area ranges from under 1,000 sq ft to 5,000+ sq ft. Larger spaces benefit from some economies of scale but also require more mechanical infrastructure.

Timeline and permit estimates

Additional line items based on project size

The calculator provides timeline estimates and typical permit costs (approximately 3% of construction cost) based on the project scale.

Cost factors

What drives commercial renovation costs

Commercial projects have unique cost factors beyond residential renovation.

Base building condition

+10 to 40%

Working in a modern building with adequate electrical capacity and HVAC is very different from an older building that needs panel upgrades, new mechanical systems, or seismic improvements.

Code and compliance

+5 to 20%

Commercial spaces must meet accessibility standards, fire code requirements, and use-specific regulations (health authority for restaurants, radiation shielding for dental X-rays, etc.).

Operating hours constraints

+5 to 15%

If neighbouring tenants require work to happen outside business hours or if the building has noise restrictions, labour costs increase due to overtime and scheduling constraints.

Lease structure

Financial factor

Whether the landlord provides a tenant improvement (TI) allowance affects your out-of-pocket cost. TI allowances in Vancouver typically range from $20 to $80/sq ft depending on lease term and space quality.

Ventilation and HVAC

+$15,000 to $100,000+

Restaurants need commercial kitchen exhaust and make-up air systems. Medical clinics need specialized ventilation. Even offices may need supplemental cooling for server rooms.

Signage and storefront

+$5,000 to $50,000

Retail and restaurant spaces often need storefront modifications, signage, and exterior improvements that add to the interior buildout budget.

Budget breakdown

Commercial renovation budget breakdown

Budget allocation varies significantly by space type. This represents a typical office buildout.

Demolition and prep

5 to 10%

Removing existing finishes, patching, and preparing the base building for new construction.

Framing and drywall

15 to 20%

Interior partition walls, door frames, ceiling grids, and office layout construction.

Mechanical and electrical

25 to 35%

HVAC modifications, electrical distribution, data cabling, lighting, plumbing, and fire protection.

Finishes

20 to 30%

Flooring, paint, millwork, kitchen/kitchenette, washroom upgrades, and acoustic treatments.

Furniture and fixtures

10 to 15%

Built-in elements, reception desks, display cases, or specialized equipment mounting.

Design and permits

8 to 12%

Interior design, code compliance drawings, permit applications, and inspection fees.

Local market

Commercial renovation in Vancouver (2026)

Vancouver's commercial renovation market is driven by tenant turnover, business expansion, and the ongoing shift in how office and retail spaces are used. The post-pandemic reconfiguration continues, with many offices converting traditional layouts to collaborative spaces.

Restaurant and cafe openings remain strong across Vancouver and North Vancouver, with new concepts launching regularly. The food service sector has the highest per-square-foot buildout costs due to commercial kitchen requirements, health authority standards, and the design expectations of today's diners.

North Vancouver's commercial corridors (particularly Lonsdale, Marine Drive, and Edgemont) have seen steady renovation activity as local businesses invest in their spaces to compete with the growing retail and dining options at The Shipyards and Lonsdale Quay.

$50 to $80/sq ft

Office refresh

$100 to $170/sq ft

Retail buildout

$170 to $420/sq ft

Restaurant buildout

$120 to $400/sq ft

Medical clinic

Common questions

Frequently asked questions about commercial renovation cost.

Straight answers based on real project experience in North Vancouver.

What is a tenant improvement (TI) allowance?

A TI allowance is a contribution from the landlord toward the cost of customizing a commercial space for your needs. It's typically expressed as a dollar amount per square foot and negotiated as part of the lease. In Vancouver, TI allowances typically range from $20 to $80/sq ft depending on lease length, space condition, and market conditions.

How long does a commercial renovation take?

A basic office refresh (1,000 to 2,000 sq ft) takes 4 to 8 weeks. A full restaurant buildout takes 12 to 20 weeks. Medical clinics typically take 10 to 16 weeks due to specialized mechanical systems and health authority approvals. Permitting adds 4 to 8 weeks before construction starts.

Do I need special permits for a restaurant renovation?

Yes. Restaurant renovations require building permits plus health authority approvals (Vancouver Coastal Health). Commercial kitchen ventilation, grease traps, food preparation surfaces, and washroom facilities all have specific requirements that must be approved before you can open.

Can I renovate my commercial space while staying open?

Phased renovations allow many businesses to continue operating during construction. This is common for retail and office spaces. Restaurants typically need to close during major renovations due to health authority requirements. RealDream can plan a phased approach that minimizes business disruption.

What's the cost difference between a basic and premium office buildout?

A basic office refresh (paint, flooring, lighting) runs $50 to $80/sq ft. A standard buildout with new layout, meeting rooms, and kitchen is $80 to $140/sq ft. A premium office with glass partitions, custom millwork, boardroom AV, and high-end finishes runs $140 to $220/sq ft.

Does RealDream handle commercial building code requirements?

Yes. Commercial renovations involve more complex code requirements than residential: fire separations, accessibility, seismic standards, and use-specific regulations. Our team manages all code compliance, inspections, and authority approvals as part of the project.

Why does restaurant buildout cost so much more than an office refresh?

Restaurants need commercial kitchen exhaust, make-up air systems, grease traps, and health authority approval on top of standard construction, which is why restaurant buildouts run $170 to $420 per square foot compared to $50 to $80 for a basic office refresh.

Which North Vancouver commercial areas see the most renovation activity?

Lonsdale, Marine Drive, and Edgemont have seen steady renovation activity as local businesses invest in their spaces to compete with the growing retail and dining options at The Shipyards and Lonsdale Quay.

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Get a commercial renovation quote.

Book a site assessment with RealDream Contracting. We'll review your space, discuss your timeline and budget, and provide a detailed fixed-price proposal.

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