Updated March 2026. This guide is based on real completed projects by Square One Construction across the Fraser Valley and Greater Vancouver in 2025–2026. Whether you're planning a full home renovation, custom home build, or commercial project, these numbers reflect what projects actually cost — not estimates from a spreadsheet. We update this guide quarterly with current pricing.

Full Home Renovation Costs

A full home renovation covering kitchen, bathrooms, flooring, and finishes throughout typically costs $100–$200 per square foot. For a 2,000 sq ft home, that's $200,000–$400,000 depending on the scope and finish level.

Cosmetic refresh: $100–$140/sq ft. New flooring, paint, fixtures, and updated kitchen and bathrooms with standard finishes.
Mid-range renovation: $140–$200/sq ft. Layout modifications, new electrical panel, updated plumbing, custom cabinetry, and premium finishes.
Full gut renovation: $200–$300+/sq ft. Down to the studs, new mechanical systems, structural changes, and high-end finishes throughout.

Homes built before 1980 often need asbestos abatement ($5,000–$15,000), new electrical wiring, and plumbing replacement — these aren't optional upgrades, they're code requirements once walls are opened.

Custom Home Building: Complete Guide

Building a custom home is the biggest investment most families will ever make. In the Fraser Valley and Greater Vancouver, custom home construction costs have stabilized in 2026 after several years of increases. Here's what you need to know before you start.

Custom Home Construction Costs

Standard custom home: $350–$450/sq ft. Quality finishes, efficient layouts, 2,000–3,000 sq ft. A 2,500 sq ft home runs $875,000–$1,125,000 for construction alone.
Premium custom home: $450–$550/sq ft. High-end kitchens, luxury bathrooms, premium windows, engineered hardwood, and upgraded mechanical systems.
Luxury/architect-designed: $550–$800+/sq ft. Custom millwork, imported materials, smart home integration, high-performance building envelope, and unique architectural features.

These costs cover construction only. Budget separately for land, design fees, permits, servicing, and landscaping — those typically add $100,000–$300,000+ depending on the site.

What's Included in Custom Home Pricing

Foundation and structural framing
Full mechanical systems (HVAC, plumbing, electrical)
Insulation, vapour barrier, and building envelope
Interior finishes: flooring, cabinetry, countertops, tile, paint
Fixtures, appliances, and hardware
Exterior cladding, roofing, windows, and doors
Driveway, basic grading, and utility connections

Not typically included: landscaping, fencing, detached structures (garages, ADUs), furniture, and window coverings. Permits and design fees are usually separate line items.

Choosing the Right Lot

The lot you build on has a massive impact on total project cost. A flat, serviced lot in an established subdivision is straightforward. A sloped lot, rural acreage, or teardown in Vancouver can add $50,000–$200,000+ in site preparation costs.

Flat, serviced lot: Lowest site costs. Existing water, sewer, hydro, and gas connections. Typical in Langley, Surrey, and Maple Ridge subdivisions.
Sloped lot: Requires engineered foundations, retaining walls, and potentially blasting. Common in White Rock, Burke Mountain, and West Vancouver. Adds $30,000–$100,000+.
Teardown/rebuild: Demolition ($15,000–$40,000), hazmat abatement if pre-1990, and potentially upgraded servicing. Common in Vancouver and established neighborhoods.
Rural/acreage: May need septic system ($20,000–$40,000), well drilling, extended utility runs, and longer driveway construction. Common in Langley, Maple Ridge, and Mission.

Design-Build vs. Separate Architect

There are two main approaches to building a custom home, and each has trade-offs:

Design-build (integrated): One company handles both design and construction. Better cost control, fewer surprises, and faster timelines. The builder's knowledge of construction costs informs the design from day one. This is how Square One operates.

Separate architect + builder: You hire an architect first, then tender the design to builders. This can produce more architecturally ambitious designs, but costs are harder to control. Designs often need to be value-engineered (scaled back) once construction bids come in.

Architect fees typically run 8–15% of construction cost. Design-build fees are usually lower since design and construction overlap. For most custom homes in the Fraser Valley, design-build delivers better value and a smoother process.

Custom Home Timeline

Design and permitting: 3–8 months depending on municipality and complexity.
Foundation and framing: 2–4 months.
Mechanical, insulation, drywall: 2–3 months.
Finishing (cabinets, flooring, tile, paint): 2–4 months.
Total from design to move-in: 10–18 months for most custom homes.

The biggest variable is permitting. Surrey and Langley Township have been running 8–16 weeks for residential permits. Vancouver can take 6 months or longer for complex projects.

Laneway Home & ADU Costs

Laneway homes and accessory dwelling units (ADUs) are one of the fastest-growing project types in the Fraser Valley. Vancouver, Surrey, and Langley have all expanded zoning to allow secondary suites and detached units on single-family lots. These are full homes — not garden sheds.

Small laneway home (400–600 sq ft): $250,000–$350,000. One bedroom, full kitchen, bathroom, and living area. Popular for aging parents or rental income.
Standard laneway home (600–900 sq ft): $350,000–$500,000. Two bedrooms, full kitchen and bathroom, dedicated parking. Most common size for rental income.
Large laneway/ADU (900–1,200 sq ft): $500,000–$700,000+. Three bedrooms, two bathrooms, premium finishes. Essentially a small custom home.

Costs include design, permits, foundation, full construction, and utility connections. The biggest variable is site preparation — existing landscaping removal, utility routing, and access for equipment can add $20,000–$50,000.

Ask about payment schedules. Reputable builders use milestone-based payments, not large upfront deposits.

Commercial Construction Costs

Standard office/retail tenant improvement: $50–$150/sq ft. Demising walls, flooring, lighting, HVAC modifications, and basic finishes.
Restaurant buildout: $150–$350+/sq ft. Commercial kitchen, grease traps, upgraded ventilation, specialized plumbing, and custom interiors.
Ground-up commercial: $200–$400/sq ft. Full structural, mechanical, and finishing. Highly variable based on building type and municipal requirements.
Multifamily residential: $250–$450/sq ft. Townhomes, duplexes, and low-rise apartment buildings with full code compliance.

Kitchen Renovation Costs

Kitchen renovations are the most popular project we complete. Costs vary significantly based on layout changes, cabinet quality, and appliance selections.

Mid-range kitchen: $35,000–$75,000. New cabinetry, quartz countertops, tile backsplash, updated appliances, and new flooring.
Budget kitchen: $20,000–$35,000. Stock cabinets, laminate countertops, and cosmetic updates without layout changes.
High-end kitchen: $75,000–$150,000+. Custom cabinetry, premium stone, professional-grade appliances, structural layout changes, and designer finishes.

Layout changes that move plumbing or remove load-bearing walls add $10,000–$25,000 to any kitchen project. If your home was built before 1990, expect an additional $3,000–$8,000 for electrical upgrades to meet current code.

Bathroom Renovation Costs

Standard bathroom: $15,000–$35,000. Full gut and rebuild with new tile, vanity, toilet, fixtures, and waterproofing.
Powder room update: $8,000–$15,000. Vanity replacement, new fixtures, fresh tile, and paint.
Luxury primary bathroom: $35,000–$60,000+. Heated floors, freestanding tub, frameless glass shower, premium tile, and custom vanity.
Adding a new bathroom: $25,000–$50,000+. Requires new plumbing rough-in, structural work, and ventilation.

Waterproofing is the most critical part of any bathroom renovation. We use Schluter or Laticrete membrane systems on every project — cutting corners here leads to mold and structural damage within a few years.

Renovation Timelines

Kitchen renovation: 6–10 weeks
Bathroom renovation: 4–8 weeks
Full home renovation: 3–6 months
Custom home build: 10–18 months (including design and permits)
Commercial tenant improvement: 6–12 weeks

These timelines assume permits are in hand. Add permitting time (see below) to your planning calendar. Material lead times for custom windows, cabinetry, and specialty items can also add 4–12 weeks — order early.

Permit Processing Times by City

Surrey: 8–16 weeks
Langley Township: 6–12 weeks
White Rock: 8–14 weeks
Maple Ridge: 6–10 weeks
Coquitlam: 8–14 weeks
Vancouver: 12–26+ weeks for new construction; 6–12 weeks for renovations

These are typical ranges — complex projects, incomplete submissions, or zoning variances can extend timelines significantly. We handle permit applications for all our projects and know what each municipality expects.

What Affects Your Project Cost

Material selection (30–40% of total cost): The difference between laminate and natural stone countertops alone can be $5,000–$15,000. Cabinets, flooring, tile, and fixtures all have wide price ranges.
Structural changes: Removing walls, adding windows, changing rooflines, or modifying foundations. Each requires engineering and adds cost.
Age of home: Pre-1980 homes often need electrical upgrades, plumbing replacement, and asbestos abatement once walls are opened.
Site access: Tight lots, steep driveways, or homes with no lane access increase labour costs for material delivery and waste removal.
Scope creep: The #1 budget killer. Clear scope definition before starting and a solid contingency (10–15%) prevent surprises.

How to Budget for Your Project

Set aside 10–15% of your total budget as a contingency fund for unexpected discoveries during construction.
Get at least three detailed quotes. Compare scope, not just price — the cheapest bid often excludes items the others include.
Make all major finish selections (cabinets, countertops, tile, fixtures) before construction starts. Mid-project changes are expensive.
For custom homes, lock in material pricing early. Lumber, concrete, and steel prices fluctuate quarterly.

Get a Free Estimate

Square One Construction provides detailed, transparent estimates for renovations and custom home builds across the Fraser Valley and Greater Vancouver. No obligation, no pressure — just honest numbers so you can plan with confidence.

Find a Contractor Near You

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