Basement Renovation

Metro Vancouver basement renovations — from finishing an unfinished space to a fully legal secondary suite with separate entrance, full kitchen, and ensuite. We pull permits, handle fire-separation and egress requirements, coordinate the inspection schedule, and deliver a code-compliant, rentable space.

Every basement project includes a written scope, fixed-price contract, BC Building Code §9.36 (low-rise residential) permit package, fire-separation per §9.10, $5M CGL, WorkSafeBC, and our 3-year workmanship warranty.

Real Vancouver Basement Costs (2026)

Tier	Scope	Total Investment
Basic finishing (no kitchen / bath)	Drywall, electrical, lighting, flooring, paint, baseboards, optional rec room	$50,000 – $90,000
Finishing + 1 bathroom	Above + 3-piece bathroom rough-in + finish	$80,000 – $130,000
Legal secondary suite (1 bed)	Full kitchen, 3-pc bath, separate entrance, fire separation, egress windows, separate panel	$130,000 – $200,000
Legal suite (2 bed) + ensuite	Above + 2 bedrooms with code-compliant egress + premium finishes + ensuite for primary	$180,000 – $280,000
Premium suite + entertainment area	Wet bar, theater room, gym, sauna, premium finishes throughout	$200,000 – $350,000+

What's Included

1. Pre-construction

• Existing-conditions assessment (moisture, ceiling height, wiring age)
• BC §9.36 + §9.10 code review
• Permit package (City of Vancouver / Surrey / Burnaby — varies by jurisdiction)
• Structural assessment if low ceilings (raising the basement floor)
• Soundproofing planning (especially for legal suites above bedrooms)

2. Critical Code Items (Included in every legal suite)

Item	What it does
Fire separation between units	5/8" Type X drywall on ceiling + smoke-sealing penetrations
Interconnected smoke + CO alarms	Hardwired throughout both units
Egress windows in bedrooms	Min 0.35 sq m clear opening, 0.55m wide, sill ≤ 1m above floor
Separate entrance	Direct from outside, no shared corridor with main unit
Separate panel + meter (sometimes)	Permits separate billing
Sound transmission rating STC 50+	Floor/ceiling assembly between units
Ventilation per BC §9.32	Bathroom + kitchen exhaust direct to exterior
Heat source	Independent thermostat OR shared with proper zoning

3. Waterproofing

Issue	Solution	Added cost
Existing damp or musty smell	Interior dimple board + drainage to sump	$4K–$12K
Active leak / efflorescence	Interior + spray foam + dehumidifier system	$6K–$18K
Major moisture / failed exterior membrane	Exterior excavation + new waterproofing	$25K–$60K
Slope grading toward house	Re-grade + downspout extensions	$1K–$3K

4. What Drives Price Up

• Low ceiling (under 7 ft) → underpinning to lower floor: +$30K–$80K
• Knob-and-tube rewire: +$10K–$25K
• Asbestos in popcorn ceiling / pipe insulation: +$5K–$25K
• Egress window cut in concrete: +$3K–$6K each
• Separate panel + service for suite billing: +$4K–$8K
• Underpinning for additional ceiling height: +$30K–$80K
• Fire suppression (some jurisdictions require for legal suite): +$8K–$15K

5. Timeline

Scope	Duration
Basic finishing	6–10 weeks
Finishing + bath	8–12 weeks
Legal 1-bed suite	12–18 weeks
Legal 2-bed + ensuite	16–22 weeks

6. Why Our Floor is $50K and Not $35K

Below $50K in 2026 Vancouver, you're either:

• Skipping permits (puts your home insurance at risk and kills resale value of any rental income)
• Cutting fire separation / egress (illegal as a suite, dangerous to occupants)
• Using uninsured trades

We do permitted, code-legal basements. The $50K floor reflects 2026 BC trade rates + permit cost + minimum code-compliant materials.

7. Free In-Home Quote

Basement projects start with a 90-minute walkthrough — moisture check, ceiling-height measurement, electrical age assessment, scope discussion, and a written estimate.