Commercial Developments
Commercial Development Construction in Greater Vancouver
Mixed-use and small commercial projects, run with the same discipline as our residential builds.
- Mixed-use
- and small commercial
- 1
- contract, design to occupancy
- 25+ yrs
- of building experience
- 5.0
- Google rating
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See the Difference
We take on small-scale commercial and mixed-use development across Greater Vancouver: ground-floor commercial with residential above, small commercial buildings, and tenant improvements. The same model applies as on our residential work — feasibility first, design and permits in-house, no surprise costs, and a confirmed completion date.
Before
After
- 01
Small commercial
Mixed-use, retail and small commercial buildings.
- 02
Charges up front
City and regional charges on commercial space, set out before you commit.
- 03
Planned schedule
A construction schedule in writing before we break ground.
- 04
One contract
Design, permits and construction under one contract, with the price in writing before we break ground.
Two building types
Built for Business
Small commercial and mixed-use buildings, designed and built by one team on one contract.
Mixed-Use Building
Shops or offices at street level with homes above.
- Charges:
- City and regional charges set out before you commit.
- Schedule:
- In writing before we break ground.
- Contract:
- One, from design to occupancy.
Small Commercial Building
Retail, office and small commercial buildings.
- Design:
- Coordinated with the permit and the build.
- Budget:
- Cost drivers modelled during design.
- Contract:
- One, from design to occupancy.
The details
Everything to Know Before You Build
Rules, costs and timelines, checked against each city’s own bylaws and fee schedules.
01
What commercial work does T-City take on?
Small-scale and mixed-use projects rather than large institutional or industrial work. That typically means mixed-use buildings with commercial at grade and residential above, standalone small commercial buildings, and tenant improvement work fitting out space for a specific occupier.
Mixed-use sits naturally alongside what we already do. The residential half of a mixed-use building is the same multi-unit construction as a multiplex or townhome project — party walls, fire separation, acoustic performance, separate servicing and metering — with a commercial ground floor and its own code requirements layered on.
02
How is commercial different from residential construction?
The building code applies differently, the approvals are more involved, and the deadlines carry commercial consequences. Commercial work brings accessibility requirements, different fire and life-safety provisions, occupancy classifications, and often a landlord, a tenant and a lease that all have a say in the schedule.
The part that does not change is how a project should be run: know the constraints before designing, price honestly once scope is real, manage the approvals yourself, and communicate constantly during construction.
03
How does the commercial timeline work?
Approvals dominate, more so than on residential projects. Commercial permitting typically involves more review and more consultants, and where a tenant is waiting the completion date has direct financial consequences.
We confirm timelines before construction begins and provide daily photo and video updates through a client portal, which matters more on commercial work than residential because there are usually more parties who need to see progress without visiting the site.
04
What drives commercial project cost?
Scope, code requirements, and the condition of what you are starting with. On a fit-out, the state of the base building drives most of it. On new construction, structure and servicing dominate. On mixed-use, the interface between the commercial and residential portions — separation, servicing, access and parking — is where complexity concentrates.
As on every project, we quote after feasibility and design rather than before.
Key points
- New build, mixed-use or tenant improvement
- Occupancy classification and the code requirements it triggers
- Accessibility and life-safety provisions
- Base building condition and available servicing capacity
- Mechanical and electrical scope, which is usually larger than residential
- Parking, loading and access requirements
05
What city charges apply to commercial space in Vancouver?
Commercial floor area pays much higher levies than low-density housing. For most commercial uses the City-wide DCL and Utilities DCL together are $282.22/m² ($26.21/sq ft), compared with $81.13/m² for housing at or below 1.2 FSR.
| Charge | Rate |
|---|---|
| City-wide DCL + Utilities DCL | $282.22/m² ($26.21/sq ft) for commercial and most other uses |
| Metro Vancouver sewerage DCC | $5.30/sq ft (Vancouver sewerage area) |
| Metro Vancouver water DCC | $5.30/sq ft, rising to $7.51 on January 1, 2027 |
| Metro Vancouver parkland DCC | $0.24/sq ft, rising to $0.60 on January 1, 2027 |
| TransLink DCC | $1.44/sq ft retail and service, $1.16/sq ft office |
A new Amenity Cost Charge also applies from September 30, 2026. Levies are collected when the building permit is issued, at the rate in force on that day, and an application already in progress can sometimes lock in the earlier rate. Commercial space is also outside BC’s home warranty insurance, which covers only new homes. On mixed-use projects we price the residential and commercial parts separately for that reason.
06
Who should get in touch?
Property owners considering mixed-use development on a commercially zoned lot, small business owners building or fitting out their own premises, and landlords preparing space for a tenant. If your project is large-scale institutional or industrial, we will tell you plainly that another builder is a better fit.
Project showcase
From Vision to Reality.
The journey
How We Work
A clear, step-by-step process from the first lot check to the day you get the keys.
01
Lot check & feasibility
Zoning, frontage, site area, trees and servicing, checked before any design money is spent.
01 / 0602
Architectural design
In-house design to your zone’s rules, with suites, layout and energy needs planned from the first sketch.
02 / 0603
Permits
Sewer and water connection permit first, then the development and building permit, with us as your representative.
03 / 0604
Interior design
Finishes chosen while the permit is in review, so the two run side by side.
04 / 0605
Price & schedule in writing
A quote that sets out what is included, and a schedule with a target move-in date.
05 / 0606
Construction & keys
Daily photo and video updates in your client portal, inspections at each stage, then the keys.
06 / 06The T-City promise
One Team, No Surprises.
Most delays and surprise costs start in the handoffs between a designer, a permit consultant and a builder. We keep all three with one team, and put the price in writing first.
Price in writing. The price and schedule are set out in writing before we break ground.
One contract. Design, permits and construction with one team, so nothing falls between consultants.
Rules checked at the source. Every zoning figure is checked against the city’s own bylaw before design starts.
Daily updates. Photos and video from site in your private client portal.
Questions about warranty or after-care?
Ask Our Team“The team was professional, helpful, and easy to work with throughout the process. They paid attention to the details, communicated well, and made sure everything was done properly.”
Common questions
Questions, Answered.
Do you build mixed-use buildings?
Yes. Ground-floor commercial with residential above is the commercial work that sits closest to our core multi-unit residential experience.
Do you do tenant improvements?
Yes, fitting out commercial space for a specific occupier, including the permit process where one is required.
Is commercial work priced the same way?
Yes — we quote after feasibility and design, rather than issuing an early estimate and revising it later.
What size of commercial project do you take on?
Small-scale commercial and mixed-use. Large institutional and industrial projects are outside what we do, and we will say so rather than take the work.
Do you work with a tenant already in place?
Yes. Where a lease is driving the completion date we plan the schedule around it and report progress through the client portal so all parties can see it.
Ready to Start Your Project?
Send us the address. We reply within one business day, with no obligation. Or call 778-239-2078.