Building 

in 

Vancouver: 

What 

Homeowners 

Need 

to 

Know 

First 

Most people start thinking about building or renovating when they're excited. The vision is clear. Then they start calling around, and everything becomes complicated fast.

What Makes Vancouver Different

Vancouver's construction environment isn't simple. Mayor Ken Sim noted the city is "facing some of the most challenging construction conditions we've seen in years."

Permits that should take weeks stretch into months. Construction costs range from $450 to $800 per square foot, but the real number depends on what you're actually building and where. Material and labour costs have risen in recent years, partly due to supply chain disruptions and labour shortages, which can increase the overall budget required.

Homeowners often underestimate three things:

• How much coordination is needed between designers, architects, and builders
• The gap between what permits cost and what timelines actually look like
• The difference between a quote and what the project ends up requiring

These gaps show up later, usually when it's too late to course-correct easily.

Where Projects Usually Stall

The problem isn't usually the construction itself. It's what happens before.

Designs get completed without builder input. Budgets are set before the site is fully understood. Assumptions about timelines don't match reality. Permitting fees and associated costs can range from $10,000 to $50,000 or more, depending on the project size and local requirements.

When the design and budget are locked in before construction realities are considered, changes become expensive. Redraws cost time. Delays cost money. Decisions that should have been made early get made late.

We've seen homeowners hire a designer first because it seems like the logical step. Sometimes it is. Other times, it creates friction. The better approach is understanding what the project actually needs before deciding who should be involved and when.

When hiring a designer helps depends on scope and timing. Getting that sequence right saves stress later.

The Land Question

If you're building new, the site matters more than most people expect. Land is often the hardest part of a custom home project—not because it's impossible, but because it gets treated as a formality instead of a factor.

Drainage, access, services, and slope all affect cost and timeline. Those details don't show up on a property listing. They show up during construction, and by then, it's harder to manage.

The smoother projects start with site evaluation, not design.

What Actually Helps

Start with clarity. Know what's changing, what's staying, and what the existing structure or site can support. Understand the scope before locking in drawings or budgets.

Bring in the right people at the right time. That might mean a designer early. It might mean a builder first. It depends on the project, not the pattern everyone else follows.

At Square One Construction, we help homeowners figure out what the project needs before decisions get expensive. We work across greater Vancouver and understand how local regulations, site conditions, and realistic timelines shape what's actually possible.

If you're planning something, the best place to start is with the truth about what's involved.

Frequently Asked Questions

How long does it take to get a building permit in Vancouver?

Permit timelines can stretch from 3 weeks to 33 weeks, depending on project complexity and submission completeness. Complete applications with all required documentation move faster than incomplete ones.

Why do construction costs vary so much between quotes?

Construction costs can vary by 40% for identical homes based on builder experience, material choices, and how thoroughly the scope is defined. Vague initial quotes often lead to change orders later.

Should I hire an architect or designer before contacting a builder?

It depends on your project scope. For layout changes and major renovations, design input helps early. For simpler projects or site-specific challenges, starting with a builder often prevents costly redesigns.

What's included in a realistic Vancouver construction budget?

Beyond construction costs, budget for permits ($10,000–$50,000+), site preparation, utility connections, and a 10–15% contingency. Soft costs like design fees and inspections add up faster than expected.

Ready to start your project the right way? Contact Square One Construction at info@squareoneconstruction.ca or (778) 400-7948. We'll help you understand what's involved before you commit to anything.