Whole-Home Renovation

By the time most owners call us, they already suspect the answer to their renovation question is more complicated than the realtor or the architect made it sound. The 1960s split-level on a Burnaby Heights character lot might want a new roof, new mechanical, new envelope, a structural retrofit, and a kitchen, at which point the math starts to look a lot like a rebuild. Our job is to walk you through the decision honestly, then deliver whichever path makes sense.

Should I renovate or rebuild my Burnaby home?

It depends on the condition of the foundation, framing, envelope, and mechanical systems. If the foundation is sound and the framing is straight, a deep renovation often wins. If the envelope is failing and mechanical systems need full replacement, a teardown and rebuild frequently makes more sense, since a new build can hit BC Energy Step Code from day one. Icon Projects starts every renovation assessment with a walk-through and structural evaluation before recommending a path.

What is the 50% rule for renovations in Burnaby?

Once a renovation's scope crosses roughly half of the structure's value, the City of Burnaby treats it as substantially equivalent to new construction, bringing current BC Building Code, energy step level, seismic, and fire requirements into effect. Adding a second storey, expanding the footprint, or replacing more than half the structure are common triggers. We map your scope against this threshold before drawings go to permit.

What hidden issues come up in older Burnaby home renovations?

Common finds in North Burnaby homes from the 1950s and 60s include asbestos in vermiculite insulation, knob-and-tube wiring, undersized electrical panels, galvanised supply lines, and fibreboard sheathing. These aren't surprises to an experienced renovation builder, but they add scope. We sequence demo and discovery early so any change orders happen on paper before framing, and hazmat surveys are done before we open a wall where warranted.

Can I live in my Burnaby home during a whole-home renovation?

Some renovations can be staged so the family stays in the house, a kitchen, a single floor, or a primary suite in isolation. Most whole-home renovations can't be staged safely and need the home empty for trade access and sequencing. We're upfront about which scope works in phases and which needs the home vacated, including the cost and time trade-off of renting during the build.

Can original character features be preserved in a Burnaby Heights renovation?

Often, yes. Original fir floors, leaded glass, fireplace mantels, and exterior siding profiles can frequently be retained or restored during a renovation. We work with the architect and owner to decide which features come back into the new build and which are beyond saving, and we plan salvage work into the schedule deliberately since not every trade handles it the same way.

Does a renovated portion of a home still carry warranty coverage?

Yes. The renovated portion of a home qualifies for warranty coverage under the same BC Housing 2-5-10 framework that applies to new construction, though the exact coverage depends on the scope of work performed. We walk owners through exactly what is and isn't covered at project closeout so there's no ambiguity when the warranty period is in effect.

How long does a whole-home renovation take in Burnaby?

Timeline depends heavily on scope, a full structural renovation with a permit-triggering scope takes materially longer than a cosmetic refresh. Permit review time, the discovery of hidden conditions once walls open, and material lead times all factor in. We build a realistic schedule once we've walked the home and assessed the structural, mechanical, and electrical systems.

What's the difference between a whole-home renovation and an addition?

A whole-home renovation works within the existing building envelope, updating structure, systems, and finishes without adding square footage. An addition increases the footprint or height of the home. Many projects combine both, and when they do, we scope them together so trade sequencing and the permit package cover the full project rather than treating them as separate jobs. Our Additions service covers projects that add square footage.