Basement Renovation in Burnaby
Trusted kitchen, bathroom, and whole-house renovations for Burnaby homes, condos, and townhouses.
About Basement Renovation in Burnaby
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.
Basement Renovation Services in Burnaby
Reno Stars delivers quality renovations across Burnaby's diverse neighbourhoods — from the high-rise towers and luxury condos of Metrotown and Brentwood Park, to the quieter single-family streets of Deer Lake, Edmonds, Capitol Hill, and South Slope. As one of BC's most densely populated municipalities, Burnaby presents a unique mix of renovation challenges and opportunities, and our team has the hands-on experience to handle them all.
**Condo and Townhouse Specialists**
The majority of Burnaby's housing stock is strata-governed, which means renovation work requires careful coordination: strata approval, noise-hour scheduling, elevator booking, and debris removal protocols. Our team manages all strata logistics as a standard part of every project. From compact 600 sq ft condo bathrooms to full townhouse kitchen overhauls, we maximize every square foot without compromising on quality.
**Real Project Costs from Burnaby**
Our completed Burnaby projects give you real-world benchmarks to plan your budget:
- **[bathroom renovation](/en/guides/bathroom-renovation-cost-vancouver/)s:** $20,000–$32,000 depending on scope. A standard bathroom update (new vanity, tile, fixtures) runs $20,000–$25,000 in 2–3 weeks. A full master ensuite with custom features takes 3–5 weeks and costs $26,000–$32,000. - **[kitchen renovation](/en/guides/kitchen-renovation-cost-vancouver/)s:** $30,000–$40,000 for a full custom build. Our Burnaby kitchen projects use custom cabinetry (white shaker, wood-vein, and painted finishes), quartz countertops, and modern fixtures. Timeline: 4–6 weeks. - **Commercial renovations:** $8,000–$25,000 for retail and commercial spaces. We've completed retail fit-outs at Metrotown-area locations with minimal disruption to surrounding tenants.
**Neighbourhoods We Serve**
We work throughout all of Burnaby, including Metrotown, Brentwood, Lougheed, South Burnaby, Deer Lake, Capitol Hill, Edmonds, Highgate, and Sullivan Heights. Whether your unit is in a Brentwood pre-sale tower or a 1970s bungalow near Burnaby Lake, we bring the same standard of workmanship.
**3-Year Warranty, Licensed & Insured**
All Reno Stars projects come with a 3-year workmanship warranty. We're fully licensed and insured in BC, and we carry the strata-required liability coverage for work in managed buildings.
## Burnaby Renovation Cost Guide
Based on completed Burnaby projects by Reno Stars:
- **Kitchen renovation:** $25,000–$55,000 (condo kitchen from $25K, full house kitchen from $35K+) - **Bathroom renovation:** $18,000–$35,000 (see our [Vancouver bathroom cost guide](/en/blog/average-bathroom-renovation-cost-vancouver/)) - **Basement renovation:** $30,000–$80,000 (finished rec room or legal suite) - **Whole-house renovation:** $80,000–$200,000+
## Burnaby Neighbourhoods
We serve all Burnaby areas including Metrotown, Brentwood, Edmonds, Deer Lake, Burnaby Heights, Capitol Hill, and the University area. Burnaby's high-rise condos, townhouse complexes, and single-family homes each require different renovation approaches and strata considerations.
## Burnaby Strata Renovation Rules
Many Burnaby renovations are in strata buildings. We handle strata applications, insurance certificates, work-hour compliance, and neighbour notifications. Our team knows the requirements for major Burnaby strata buildings, saving you weeks of paperwork.
Read more: [Bathroom renovation costs](/en/blog/average-bathroom-renovation-cost-vancouver/) | [Kitchen renovation costs](/en/guides/kitchen-renovation-cost-vancouver/) | [Basement renovation guide](/en/blog/basement-renovation-vancouver-complete-guide/)
What We Do
Why Choose Our Burnaby Service
Recent Burnaby Basement Renovation Project
Real budget, real timeline, real scope from our portfolio.
Budget-Friendly Bathroom Renovation in Burnaby
This budget-friendly bathroom renovation in Burnaby transformed a dated space into a modern retreat. The project included a complete overhaul of the bathroom, featuring a new prefab vanity, a stylish freestanding tub, and optimized lighting. The walls were adorned with elegant gray 24x24 tiles, complemented by a sleek quartz countertop and durable vinyl flooring. The homeowner aimed for a fresh, inviting atmosphere, and the final result exceeded expectations.
- •Prefab Vanity
- •LED Mirror
- •Prefab Glassdoor
- •Demolition
- •Light Optimization
Burnaby Projects
Explore our portfolio of exceptional renovation projects across the Lower Mainland.
Budget-Friendly Bathroom Renovation in Burnaby
Family Townhouse Kitchen Renovation
Two Bathroom Renovation for Family
Frequently Asked Questions About Basement Renovation in Burnaby
Yes, we have extensive experience renovating high-rise condos throughout Burnaby, including towers in Metrotown, Brentwood, and Edmonds. We work within strata bylaws and coordinate material deliveries, noise-hour restrictions, and elevator bookings. Our project managers handle all strata communication so the process is seamless for you.
Based on our completed Burnaby projects, bathroom renovations typically range from $20,000 to $32,000. A standard update — new vanity, tile, fixtures, and lighting — runs $20,000–$25,000 and takes 2–3 weeks. A full master ensuite with custom features and freestanding tub costs $28,000–$32,000 and takes 3–5 weeks. These prices include labour, materials, and permits.
A full kitchen renovation in Burnaby typically takes 4–6 weeks from start to finish. This includes demolition, rough-in plumbing and electrical updates, cabinet installation, countertop fabrication and installation, backsplash tiling, and appliance connection. Burnaby condo projects may take slightly longer due to strata scheduling requirements for tradespeople and elevator bookings.
Yes. We manage all strata coordination as part of our service. This includes helping you prepare the renovation application (scope description, insurance certificates, trades list), scheduling work within approved noise hours, booking elevator access, and ensuring cleanup meets the strata's requirements. We've completed renovations in dozens of Burnaby strata buildings and understand the process inside out.
Burnaby has many homes on hillsides — especially around Capitol Hill, Burnaby Mountain, and the Deer Lake area. Sloped lots can affect drainage and moisture. We assess grading, waterproofing, and egress requirements before finishing any Burnaby basement, ensuring the space meets BC Building Code for habitable rooms.
Yes, we frequently renovate townhouses in Burnaby's major developments. We coordinate with strata management, handle shared-wall considerations, and work within the building's noise and access rules. Kitchen and bathroom renovations are our most common townhouse projects in these areas.
Yes, basement finishing requires building permits in Burnaby. We handle all permit applications and inspections as part of our service.
We assess moisture levels and implement appropriate solutions including drainage improvements, vapor barriers, and proper insulation before finishing.
Yes, we can add bathrooms to basements. If below the sewer line, we install sewage ejector systems. All plumbing meets Burnaby building codes.
Basement Renovation in Other Areas
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