The short answer: a renovation goes well when the decisions are made before the demolition starts. Settle what you want and why, set a budget with a 10 to 15 per cent contingency, check permits and strata rules, get written estimates on the same scope from licensed contractors, and order long-lead items early. Most delays and overruns come from decisions made after the walls are open.
Step 1: Renovate or move?
Renovating usually makes sense when you like the location, the house has good bones, and the changes you need fit what the lot and the building allow. Moving often makes more sense when you need much more space than the lot allows, or the house needs structural, foundation or drainage work on top of what you want. Compare the full cost of each, including real estate commissions and property transfer tax on one side, and rent or disruption on the other.
Step 2: Decide what matters most
Write down the three things the renovation must fix: not enough storage, a kitchen that doesn’t work, a bathroom that leaks, a basement you can’t use. Everything else is a nice-to-have. This list is what you come back to when the budget gets tight.
If adding value for resale is the aim, kitchens, bathrooms, a legal suite and energy upgrades generally hold their value best. Very personal finishes rarely do.
Step 3: Set a real budget
- Get current price ranges before talking to contractors: see our kitchen and bathroom cost guides.
- Hold back 10 to 15 per cent for what is found once walls open, more in a house built before the 1980s.
- Include permits, design, appliances, and the cost of living elsewhere if the kitchen or only bathroom will be out of action.
- Check rebates before you start; some must be applied for first. See BC home renovation rebates.
Step 4: Check permits and rules
Finishes and cosmetic work usually don’t need a permit. Moving plumbing, electrical or gas, removing walls, adding a suite, or changing windows and exterior walls usually do. In a condo, strata approval comes first. See our Burnaby permit guide and strata rules for condo renovations.
Step 5: Choose the contractor
Get at least two or three written estimates for the same scope, so you are comparing like with like. Check the business licence, liability insurance and WorkSafeBC coverage, read recent reviews, and insist on a written contract with a payment schedule tied to finished stages. Our guide on how to choose a renovation contractor goes through the questions to ask.
Step 6: Order early, then build
Cabinets, windows, custom glass and some tile can take weeks to arrive. Choosing and ordering them before demolition is the single biggest thing you can do to keep to the timeline.
The five phases of a renovation
- Planning and design: scope, drawings, selections.
- Approvals: permits and strata consent.
- Demolition and rough-in: opening up, structural changes, plumbing, electrical, ventilation, each inspected.
- Close-in and finishes: insulation, drywall, tile, cabinets, flooring, paint, fixtures.
- Final walkthrough: a written deficiency list, final inspections, and holdback released once everything is done.
Typical timelines
| Project | On site, once approvals are in place |
|---|---|
| Bathroom | Roughly 2 to 4 weeks |
| Kitchen | Roughly 4 to 8 weeks |
| Basement finish or suite | Roughly 6 to 12 weeks |
| Whole home | Several months |
Design, permits and material lead times come on top. Treat these as ranges: older homes, structural changes and late decisions all add time.
Living through it
- Set up a temporary kitchen with a microwave, kettle and a sink nearby.
- Agree working hours, access, parking and where materials are stored.
- Protect what stays: floors, stairs and the rooms next to the work.
- Keep one line of communication and put every change in writing, with its cost, before it’s done.
Warning signs to stop and call a professional
Soft floors, water stains, a musty smell, cracks that grow, tripping breakers or old wiring. These are problems to deal with before any cosmetic work, not after.
Ready to plan yours?
Naimi Contracting plans and builds renovations in Burnaby and across Metro Vancouver, from single rooms to whole-home renovations. Ask for a free, written estimate.