Commercial Renovation Cost in Vancouver BC (2026)

Commercial renovation costs in Vancouver typically range from $50,000 for a small office refresh to over $1,000,000 for a full restaurant or medical facility build-out. Office refreshes — paint, flooring, lighting, and minor millwork — typically run $100–$200 per sq ft. Restaurant builds with commercial kitchen infrastructure, ventilation, plumbing, and electrical reach $200–$350 per sq ft. Medical and dental facilities run $250–$400 per sq ft due to specialized plumbing, air handling, and code compliance requirements. Cost per square foot ranges from $75 to $300+ depending on the type of business, scope of work, and finish level required.

Most commercial renovations in Metro Vancouver take 8 to 20 weeks depending on scope and permit complexity. A basic office refresh — paint, flooring, lighting updates, and minor layout changes — can be completed in 8–10 weeks once permits are issued. A full retail or office fit-out with new walls, upgraded HVAC zones, and custom millwork takes 12–16 weeks. A restaurant build-out or medical clinic conversion — with change-of-use permitting, commercial kitchen ventilation, fire sprinklers, and accessibility compliance — typically runs 16–20 weeks from permit application to opening. HVAC equipment lead times of 6–12 weeks are the most common cause of commercial project delays.

Yes — nearly all commercial renovations in Metro Vancouver require building permits. Any work involving structural changes, electrical (even circuit additions), plumbing, HVAC, or fire safety system modifications requires a permit. Change-of-use applications (converting retail to restaurant, or office to medical clinic) are required when the BC Building Code occupancy classification changes between Group D, E, and A — these add 4–8 weeks to permit timelines and require a full accessibility, fire safety, and egress review. Permit fees range from $2,000–$15,000 depending on scope and municipality. City of Vancouver commercial permits for straightforward same-use refreshes may be issued in 4–8 weeks; change-of-use applications often take 8–16 weeks.

Commercial renovation costs in Metro Vancouver range from $75–$300+ per square foot. Basic office refreshes — paint, carpet or LVT flooring, updated lighting, minor layout changes — run $75–$120/sq ft and are the most cost-effective scope. Mid-range retail or office fit-outs with new demising walls, upgraded HVAC zones, custom millwork, and commercial-grade finishes cost $120–$200/sq ft. Specialized spaces — restaurants (Type I hood and make-up air), dental offices (per-operatory plumbing and isolated electrical), medical imaging rooms — run $200–$300+ per square foot due to mechanical, plumbing, and fire code complexity. Tenant improvement allowances from landlords typically offset $20–$80/sq ft of these costs for spaces over 1,500 sq ft.

Yes, phased renovations allow many Vancouver businesses to stay operational during construction. We create detailed phasing plans that section off work areas while keeping customer-facing spaces accessible. After-hours and weekend work is also an option, though it adds 15–25% to labour costs. Many of our clients choose to renovate during seasonal slow periods to minimize revenue impact. We have completed phased commercial renovations for dental offices, retail stores, and restaurants throughout Metro Vancouver, keeping operations running throughout. A dedicated project manager communicates daily during active phases to ensure business operations are not disrupted without prior notice.

A tenant improvement allowance (TIA) is a budget your landlord contributes toward your commercial renovation as part of a lease negotiation. Many Metro Vancouver commercial leases include $20–80 per square foot in TIA for spaces over 1,500 sq ft — negotiate this before signing. Always bring a preliminary contractor quote to lease negotiations to anchor your request. TIA typically covers base finishes and infrastructure (paint, flooring, lighting, standard electrical); specialty items like commercial kitchen ventilation, medical-grade plumbing, or premium millwork are usually your cost above and beyond the allowance. If TIA doesn't cover the full scope, landlords sometimes offer a rent-free period instead — calculate which option saves more.

The BC Building Code assigns commercial spaces to occupancy groups that determine fire safety, egress, and accessibility requirements. Group A (Assembly) covers restaurants, bars, and event venues; Group D (Business and Personal Services) covers offices, clinics, and professional services; Group E (Mercantile) covers retail stores. Converting between classes — for example, turning a retail space (Group E) into a restaurant (Group A) — requires a change-of-use permit and triggers additional fire separation, sprinkler, ventilation, and egress reviews. This is one of the main reasons restaurant and medical build-outs cost significantly more per square foot and take longer to permit than office or retail refreshes.

Restaurant build-outs and medical or dental clinic conversions consistently run $200–$300+ per square foot — the highest cost tier in Metro Vancouver commercial renovation. Restaurants require commercial kitchen ventilation (Type I hoods and make-up air systems), grease traps, upgraded gas lines, and commercial fire suppression, all involving specialized subcontractors with long lead times. Medical and dental offices add plumbing at every operatory or procedure room, isolated-ground electrical circuits, and infection-control finish requirements. Both types also typically require change-of-use permit applications, which add 4–8 weeks to the permit timeline compared to same-use refreshes. Office and retail refreshes at $75–$120/sq ft remain the most cost-effective commercial scope when the existing occupancy class stays the same.