What renovation looks like on older North Shore homes
A significant portion of homes in North Vancouver were built between the 1960s and 1980s. That means galvanized steel plumbing, aluminum wiring in some cases, asbestos in floor tiles and insulation, and foundation systems that weren't designed for modern seismic standards. None of this is unusual. It's just the reality of renovating in this market.
Our pre-construction process includes a detailed assessment of the existing structure. We look at foundation condition, electrical panel capacity, plumbing material, insulation type, and envelope performance before we scope the work. This isn't a formality. It's what prevents a 'kitchen renovation' from turning into a $200K surprise when someone finds knob-and-tube wiring in the ceiling.
Kitchen and bathroom renovations
Kitchens and bathrooms are the most common renovation projects we take on, and they're also the ones where coordination matters most. A kitchen renovation involves electrical, plumbing, HVAC, cabinetry, countertops, tile, flooring, and painting. All in a space that might be 150 square feet. The sequencing has to be right, or you're tearing out work to fix conflicts.
In North Vancouver, a mid-range kitchen renovation runs $60,000 to $120,000 depending on scope. That range is wide because 'kitchen renovation' can mean anything from new cabinets and counters in the existing layout to a full gut-and-reconfigure with structural changes. We scope every kitchen project individually. We don't use templated pricing because no two kitchens have the same starting conditions.
Full-home renovation and structural upgrades
Some renovations go beyond cosmetics. If you're opening up load-bearing walls, adding a second storey, or converting a basement into a legal secondary suite, the work requires structural engineering, permit approvals, and a level of coordination that goes well beyond a typical contractor's scope.
We handle full-home renovations including structural modifications, foundation upgrades, seismic retrofits, and envelope improvements. On the North Shore, where rain and moisture are constant factors, getting the building envelope right during a renovation is the difference between a home that lasts another 40 years and one that develops problems within a decade.
Permits and timelines for North Shore renovations
Permit requirements in North Vancouver depend on the scope. Cosmetic work (paint, flooring, cabinets in the same layout) doesn't need a permit. But anything involving structural changes, plumbing or electrical rerouting, or changes to the building footprint requires a building permit from the City or District of North Vancouver.
Processing times vary: minor alterations might clear in 4 to 6 weeks, while larger renovations with structural components can take 3 to 4 months. We manage the permit process as part of the project scope, including drawing preparation, submission, and responding to reviewer comments.
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