Renovations & Additions
Renovations and Additions in Greater Vancouver
High-impact upgrades, done with the same care as our full builds.
- Suites
- additions, full renovations
- 1
- contract, design to finish
- Daily
- photo updates
- 25+ yrs
- Family building experience
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See the Difference
We take on renovations and additions that change how a house works, not just how it looks: adding storeys or floor area, opening up structure, reworking layouts, and bringing older houses up to current standards. The same contract, in-house design and daily updates apply as on a ground-up build.
Before
After
- 01
Renovate or rebuild
An honest comparison of both before you commit.
- 02
Add a suite
Turn unused space into a legal secondary suite.
- 03
Levies checked
We confirm whether your addition triggers development charges.
- 04
One contract
Design, permits and construction under one contract, with the price in writing before we break ground.
Two scopes
Renovate, or Add On
We give you an honest comparison of both, and of rebuilding, before you commit.
Renovation
Kitchens, bathrooms, whole floors and full-house renovations, including turning unused space into a legal suite.
- Scope:
- From one room to the whole house.
- Suites:
- Unused space turned into a legal secondary suite.
- Price:
- Itemized in writing before work starts.
Addition
More floor area on the house you have: a new storey, a rear extension or a larger footprint.
- Rules:
- Checked against your lot’s floor area limit first.
- Charges:
- We confirm whether it triggers development charges.
- Design:
- In-house, so it matches the house you have.
The details
Everything to Know Before You Build
Rules, costs and timelines, checked against each city’s own bylaws and fee schedules.
01
What kinds of renovation do you take on?
Work with structure and permits behind it. Additions that extend a house out or up, layout changes that involve removing or relocating structural walls, basement excavation and underpinning, full envelope replacement, and conversions that add a self-contained suite to an existing home.
These are the projects where the design and permit work matters as much as the trades, which is why they suit a builder with architectural design in-house rather than a contractor working from someone else’s drawings.
02
Should I renovate or rebuild?
It is a real question and the answer is not always the flattering one. Renovation wins when the existing structure is sound, the layout has good bones, and you are attached to the house. Rebuilding wins when the structure needs substantial work regardless, when the layout fights you at every turn, or when the lot now permits considerably more than what is standing on it.
That last point has changed the maths for a lot of owners. If your lot now permits three to six units, the value of what you could build may exceed what any renovation adds. We assess both honestly during feasibility rather than steering you toward whichever is the bigger contract.
03
Can I add a suite to my existing house?
Usually yes. Converting existing space into a self-contained secondary suite means adding a kitchen, bathroom, separate entrance, fire separation, acoustic separation and often egress windows. It is the cheapest way to add a dwelling unit to a property because the shell already exists.
It also counts toward the number of units your lot is permitted, so it is worth understanding how it fits with anything else you might want to build later.
04
Will an addition trigger development cost levies?
Often not, in Vancouver. The City’s development cost levies (DCLs) are charged per square metre of new floor area, but the DCL by-laws exempt several kinds of renovation work:
The exemption is lost if the work amounts to demolition and replacement, or keeps only the façade. That line matters on big renovations, so we check it before design. Above the exemptions, the low-density residential rate is $81.13/m² ($7.53/sq ft) of new floor area.
Key points
- Alterations that don’t increase the building’s total floor area
- Additions smaller than 500 sq ft to an existing building with fewer than four homes and no other use
- Existing floor area kept inside a retained structure, where the main structural elements stay
- New small homes of 29.7 m² (320 sq ft) or less
05
How do you price renovation work?
We price after design, the same as a new build. Renovations carry more unknowns than new construction because you are working with an existing building, so we do the investigation before quoting rather than pricing optimistically and issuing change orders later.
Where genuinely unknowable conditions exist — what is inside a wall, what the foundation looks like below grade — we say so up front and deal with it explicitly rather than burying it.
Key points
- Structural scope: what is being removed, added or reinforced
- Foundation work, underpinning or excavation
- Envelope: roof, windows, cladding and insulation
- Mechanical, electrical and plumbing upgrades to current standards
- Whether you remain in the house during the work
- Finish level and how much of the existing home is being touched
06
What warranty applies to renovation work?
BC’s 2-5-10 home warranty insurance applies to new homes, not renovations. Most renovation work is covered instead by the workmanship warranty in your contract, and we set out in writing what it covers and for how long.
There is one exception worth knowing: a major building envelope renovation, such as re-cladding to fix water ingress, may need separate repair warranty insurance through BC Housing. We tell you at the design stage if your project falls into that category.
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.
Can I stay in the house during a renovation?
Sometimes, depending on scope. Additions and single-area remodels often allow it; full envelope work, excavation or whole-house remodels usually do not. We confirm this before work starts.
Do renovations need a permit?
Structural work, additions, new suites and envelope work generally do. We prepare and submit the application and act as your representative with the city.
Is it cheaper to renovate than rebuild?
Often, but not always. If the existing structure needs substantial work anyway, or the lot now permits significantly more density, rebuilding can produce more value for similar money.
Can you add a second storey?
Where the existing foundation and structure can carry it, or can be reinforced to. That assessment happens before design, not during construction.
Do you take on smaller cosmetic projects?
Our work is focused on projects involving structure, permits or design. For purely cosmetic refreshes a specialist finishing contractor is usually a better fit.
Ready to Start Your Project?
Send us the address. We reply within one business day, with no obligation. Or call 778-239-2078.