Whole-Home Renovation

We start with a walk-through and a structural look at the bones. Foundation, framing, envelope, mechanical, electrical, plumbing — each one gets a verdict. If the foundation is sound and the framing is straight, a deep renovation often wins. If the envelope is shot and the mechanical needs to come out, the math frequently favours a rebuild that hits BC Energy Step Code from day one. We'll show you both paths before you commit.

Renovating a 1950s home in North Burnaby is a different sport than building new. Asbestos in vermiculite, knob-and-tube wiring, undersized panels, galvanised supply lines, fibreboard sheathing — these aren't surprises if you know to look for them, but they all add scope. We sequence demo and discovery early so the change orders happen on paper, not at framing. Hazmat surveys, when warranted, get done before we open a wall.

Once a renovation crosses certain thresholds, the City of Burnaby treats it as substantially equivalent to new construction — meaning current BC Building Code, energy step level, seismic and fire requirements all apply. Adding a second storey, expanding the footprint, or replacing more than half the structure all trigger that conversation. We map your scope against those triggers before drawings go to permit, so you know which decisions push the project across the line.

Some renovations can be staged so the family stays in the house. Most can't — and pretending otherwise extends the schedule, raises the cost, and frays everyone's nerves. We're upfront about which scopes work in phases (a kitchen, a single floor, a primary suite) and which ones need the home empty for safety, sequencing, and trade access. If you need to rent for six months to save four months of build time, we'll say so.

On Burnaby Heights character homes there are elements worth keeping — original fir floors, leaded glass, a fireplace mantel, exterior siding profile. We work with the architect and the owner to decide which features come back into the new build and which are replaced. Salvage takes time and trades don't always love it, so we plan it into the schedule deliberately.

Renovations have longer punch lists than new builds — the new work meets old work in dozens of conditions, and every one of them needs a clean line. We document the scope at substantial completion, walk the deficiency list with you, and stay engaged through the warranty period. Renovated homes still qualify for warranty coverage on the renovated portions; we make sure you understand exactly what's covered and what isn't.