Burnaby Renovation Cost Guide 2026: Real Project Prices

If you're planning a renovation in Burnaby, the most useful number isn't an industry average — it's what your neighbours actually paid. This guide breaks down real pricing from 8 completed Reno Stars projects across Burnaby townhouses, single-family homes, and commercial spaces, all completed within the last 18 months.

What does a renovation cost in Burnaby?

Burnaby renovation costs fall into three brackets, depending on scope:

Project type	Budget range	Typical timeline
[Bathroom renovation](/en/services/bathroom/)	$20,000 – $32,000	3 – 6 weeks
[Kitchen renovation](/en/services/kitchen/)	$20,000 – $40,000	5 – 8 weeks
Two-bathroom renovation	$26,000 – $30,000	5 – 7 weeks
Commercial fit-out	$23,000 – $25,000	4 – 6 weeks

These numbers come from real Reno Stars projects in Burnaby — not industry surveys or estimator tools. Every line includes labour, materials, permits, garbage removal, and a 3-year workmanship warranty.

Real Burnaby projects: what we built and what it cost

Custom Kitchen Renovation with Wood Veins Cabinets — $30,000 – $35,000

A Burnaby townhouse kitchen transformed with wood-grain cabinets, a contrasting island, and quartz countertops. Smart layout planning maximized every square foot, and updated lighting completely changed the feel of the space. Full project link in our Burnaby kitchen projects collection.

Custom Kitchen Renovation with Gold Fixtures — $35,000 – $40,000

A higher-end Burnaby kitchen renovation with custom cabinets and gold hardware accents. The owner wanted a unique look that still functioned for a busy family. We coordinated cabinet manufacturing, plumbing, electrical, and tile work in a 6-week timeline.

Luxury Bathroom Renovation with Custom Features — $28,000 – $32,000

A Burnaby home's master bathroom redone with custom tile work, a frameless glass shower, and integrated lighting. The luxury bracket in Burnaby usually means custom glass + premium fixtures + niche lighting — every one of those adds $1,000-$2,000.

Two Bathroom Renovation with Custom Features in Burnaby — $26,000 – $30,000

Two bathrooms tackled in parallel for a Burnaby family. Doing both at once cuts ~15% off the combined cost vs sequential renovations because demolition, plumbing, and tile crews work back-to-back instead of mobilizing twice.

Bathroom Renovation with Custom Features (Burnaby townhouse) — $20,000 – $25,000

A more modest Burnaby townhouse bathroom with prefab vanity, glass door, and tile-to-ceiling shower walls. The lower bracket typically uses prefab cabinetry and standard finishes — still high quality, just not custom.

Toy Store Renovation in Metrotown — $23,000 – $25,000

A Metrotown commercial fit-out for a retail toy store: custom display walls, lighting, vinyl flooring, and brand-aligned colour palette. Burnaby commercial work requires city permits and after-hours work to avoid disrupting the mall.

Family Townhouse Kitchen Renovation

White shaker cabinets, quartz countertops, and a new island in a busy family townhouse. The layout was the constraint — Burnaby townhouse kitchens are typically narrow and need careful planning to add an island without blocking traffic flow.

Two Bathroom Renovation for Family

Two more Burnaby bathrooms in one project. This kind of multi-bathroom scope is common in Burnaby townhouses where the second bathroom is usually overdue for an update.

What drives Burnaby renovation cost up or down?

Up:

• Custom cabinets vs prefab (+30-40%)
• Custom glass shower doors vs prefab tempered (+$1,500)
• Mitered niche edges vs metal trim (+$300)
• Hydronic baseboard heater relocation (Burnaby has many homes with hydronic heat)
• Permit complexity for structural changes
• Older Burnaby homes (pre-1980) often have surprises behind the walls — knob-and-tube wiring, asbestos insulation, lead paint

Down:

• Doing multiple rooms in one project (cuts 10-15% on shared trades)
• Choosing prefab cabinets and standard tile sizes
• Keeping the existing layout (no plumbing relocation)
• Booking in our slower months (October–February typically)

Why Burnaby permits matter

Burnaby's building department is stricter than some neighbouring cities. Renovations that touch electrical, plumbing, or structural elements need permits, and inspections happen at multiple stages (rough-in, insulation, final). We handle permit pulls in-house — most homeowners are surprised how much paperwork is involved for a "simple" bathroom update.

For renovations in Burnaby townhouses specifically, you may also need strata council approval before applying for the city permit. Lead times for strata approval vary from 2 to 8 weeks depending on the council's meeting schedule.

Burnaby neighbourhoods we serve

We work across Burnaby — Metrotown, Brentwood, Lougheed, Capitol Hill, Burnaby Heights, Edmonds, Big Bend, Sussex, Richmond Park, Forest Glen, Buckingham Heights, and Government Road. Most projects are within a 20-minute drive of our Richmond shop, which keeps mobilization costs low.

How to get an accurate Burnaby renovation quote

The numbers in this guide are starting points. For an accurate quote on your specific Burnaby project:

1. Book a free 30-minute site visit
2. We measure, photograph, and discuss your goals
3. You receive a detailed line-item quote within 48 hours, broken down by trade
4. Quotes are valid for 30 days and include allowances for materials you select after signing

Get a free Burnaby renovation quote →

We also publish a bathroom-specific Vancouver cost guide with the same level of project-by-project detail if your scope is bathroom-only.

Frequently asked questions

How long does a typical Burnaby renovation take? Bathrooms are 3-6 weeks, kitchens 5-8 weeks, two-bathroom projects 5-7 weeks. [Whole-house renovations](/en/services/whole-house/) take 3-6 months depending on scope.

Do you handle the permits? Yes. Permit applications, drawings, and inspections are part of every quote. We coordinate directly with the City of Burnaby building department.

What's your warranty? 3 years on workmanship for personal-use residential properties. 1 year on rental, strata, or commercial properties. Plumbing and electrical warranties match the trade-specific industry standards.

Can you start right away? Lead time depends on the season. Summer is our busiest period (4-8 weeks out). October-February typically has 2-3 week lead time.

Frequently Asked Questions

How much does a home renovation cost in Burnaby in 2026?

Home renovation costs in Burnaby are similar to Metro Vancouver averages. Representative 2026 project costs from Reno Stars' Burnaby portfolio: kitchen renovation $22,000–$68,000 (average: $35,000), bathroom renovation $12,000–$48,000 (average: $24,000), basement suite $65,000–$110,000, whole-house renovation $90,000–$280,000. Burnaby's permit processing times (4–8 weeks for residential) and municipal fees are slightly faster and lower than the City of Vancouver. Materials and labour costs are equivalent across Metro Vancouver. Reno Stars has completed 40+ renovation projects in Burnaby across Metrotown, South Slope, Deer Lake, Heights, and Sullivan areas.

How long does renovation permit processing take in Burnaby?

Burnaby's building permit processing times for residential renovations in 2026: simple permits (single room, no structural) — 4–6 weeks; mid-complexity (bathroom addition, basement suite) — 6–10 weeks; complex or structural — 8–14 weeks. Burnaby offers online permit applications (MyBurnaby portal) which speeds up intake but not review times. Plumbing and electrical permits (ESA) are separate from the building permit and run 1–3 weeks. Reno Stars submits complete, well-documented permit packages to Burnaby which minimizes revision requests and accelerates approvals.

Does Burnaby allow secondary suites in single-family homes?

Yes — Burnaby allows one secondary suite per single-family home in most RS zones. Requirements: BC Building Code fire separation (1-hour rated walls and ceiling between suite and principal dwelling), minimum 6'5" ceiling height, proper egress, separate electrical sub-panel or circuit, and a separate exterior entrance. The suite must be registered with the City of Burnaby after permit close-out. Detached garden suites (backyard cottages) are also permitted in many Burnaby zones under recent zoning changes — check the Burnaby Zoning Bylaw for your specific lot. Reno Stars has completed 15+ legal suite conversions in Burnaby.

What neighbourhoods in Burnaby have the highest renovation ROI?

Renovation ROI in Burnaby varies by neighbourhood and housing type. Highest ROI neighbourhoods for kitchen and bathroom renovations (based on property values and buyer expectations): Metrotown condo/townhouse market ($800K–$1.5M) — renovated kitchens command $20,000–$50,000 premium; South Slope detached homes ($1.4M–$2.5M) — full renos return 60–75% on investment at sale; Heights detached ($1.2M–$2M) — strong demand for legal basement suites (ROI through rental income). Lower-value areas (some Deer Lake rental properties) have tighter margins — renovation ROI depends heavily on entry price and post-reno comparable sales.

Do I need strata approval for a renovation in a Burnaby condo?

Yes — Burnaby strata properties (condos and townhouses) require strata council approval before renovation work begins. Requirements vary by strata corporation bylaws but typically include: written application with scope of work, contractor license number, and COI (certificate of insurance) naming the strata as additional insured ($2M–$5M CGL); designated work hours (typically weekdays 8 AM–5 PM, no weekends); use of freight elevators (booking required); floor protection in common areas. Reno Stars provides the complete strata documentation package for Burnaby condo clients — we've worked with over 20 different Burnaby strata corporations.

Also see: Burnaby bathroom renovation

Also see: Burnaby home renovation case study

Also see: whole house renovation in Burnaby

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Also see: Burnaby basement renovation guide 2026