Whole House Renovation in New Westminster
Kitchen, bathroom, and condo renovation specialists serving New Westminster and the Quay area.
About Whole House Renovation in New Westminster
Vancouver whole-house renovation — full-scope rebuild from inside-the-walls to surface finishes, all trades coordinated under one contract with one project manager. We work in single-family homes, townhouses, and large condos across Metro Vancouver, including heritage and character homes.
Every whole-house project includes a written scope, milestone-based contract, BC Building Code permit package, structural engineer coordination where needed, $5M CGL insurance, WorkSafeBC, and our 3-year workmanship warranty.
Real Vancouver Whole-House Costs (2026)
| Tier | Scope | Total Investment |
|---|---|---|
| Cosmetic refresh (small home <1,800 sqft) | Paint, flooring, lighting, kitchen + bathroom mid-range refresh, no structural changes | $150,000 – $250,000 |
| Mid-range full reno (2,000–3,000 sqft) | Full kitchen + 2–3 bathrooms gut, flooring throughout, all paint, lighting, electrical updates, basic basement finishing | $250,000 – $500,000 |
| Premium full reno (3,000–4,500 sqft + structural changes) | All above + load-bearing wall removal, layout reconfiguration, premium finishes, custom millwork, smart-home wiring | $500,000 – $900,000 |
| Luxury (4,500+ sqft, additions, designer specification) | All above + addition or major structural work, designer-specified finishes, integrated home automation, landscape integration | $900,000 – $1,500,000 |
| Ultra-luxury / heritage restoration | Period-correct restoration with modern systems, specialist trades, custom-fabricated components | $1,500,000 – $3,000,000+ |
What's Included
1. Pre-construction
- Existing-conditions survey + measurements
- Structural assessment (engineer when load-bearing or addition)
- BC Building Code review + permit package
- Heritage Alteration Permit (where applicable, City of Vancouver Heritage Conservation Areas)
- Schedule of Quantities + fixed-price contract
- 3D walkthrough (premium tier)
2. All Trades Under One Contract
- Demolition + asbestos abatement
- Structural carpentry + framing changes
- Electrical (200A panel upgrade typical)
- Plumbing (PEX-A re-pipe typical, gas line work)
- HVAC (heat pump install or full duct rework)
- Insulation upgrade (Vancouver homes often pre-2000 R-12 — bring to R-22 minimum)
- Drywall, paint, finish carpentry
- Flooring (hardwood, tile, LVP)
- Cabinetry + countertops + tile
- Roofing (when included in scope)
- Windows + exterior doors
3. What Drives Price Up
- Asbestos abatement in pre-1990 home: +$8K–$40K depending on extent
- Knob-and-tube wiring replacement (pre-1950 homes): +$15K–$35K
- Galvanized supply lines / lead pipe replacement: +$8K–$25K
- 200A panel upgrade + service entrance: +$5K–$10K
- Roof replacement when added to scope: +$15K–$35K
- Foundation crack repair / underpinning: +$10K–$80K
- Heritage / character preservation requirements: +15–30% on the relevant scope
- City of Vancouver permit fees (whole-house scope): $5K–$15K
- Engineer + architect (premium / structural scope): $15K–$50K
4. Timeline
| Scope | Duration |
|---|---|
| Cosmetic refresh | 3–6 months |
| Mid-range full reno | 6–10 months |
| Premium with structural | 10–14 months |
| Luxury / addition | 14–24 months |
5. Why Our Floor is $150K and Not $50K
A "$50K Vancouver whole-house renovation" is mathematically impossible in 2026 once you include:
- BC permit + inspection: $4K–$12K
- Asbestos test (required pre-1990) + abatement: $5K–$30K
- 200A panel upgrade (most older homes need this): $5K–$10K
- Even a single bathroom + kitchen refresh: $40K–$70K
Anyone quoting under $150K for "whole house" is either limiting scope to a single room, hiding extras in change orders, or not pulling permits.
6. What's Always Included
- Written milestone-based contract (not lump-sum cash)
- BC Building Code permit package (we file, you pay City fees direct)
- Structural engineer coordination
- $5M CGL + WorkSafeBC
- 3-year workmanship warranty
- Daily site cleanup, weekly photo documentation
- Single project manager (one phone number, one email)
- Itemized invoices for tax / insurance
7. Free In-Home Consultation
Whole-house projects start with a 2-hour walkthrough — full home survey, scope discussion, ballpark range, and (if you proceed) a fixed-price written contract within 14 days. Free, no obligation.
Whole House Renovation Services in New Westminster
Reno Stars has been renovating homes throughout New Westminster — from the heritage houses of Queen's Park and Sapperton to the modern high-rises along the waterfront and Columbia Street corridor. As one of Metro Vancouver's oldest cities, New Westminster presents unique renovation challenges: many homes predate 1940 and may contain knob-and-tube wiring, asbestos insulation, cast-iron plumbing, and plaster-and-lathe walls.
Heritage home renovation is a specialty of our New Westminster work. Queen's Park alone contains over 100 heritage-designated homes, and we understand how to modernize kitchens and bathrooms while preserving period details like crown moulding, hardwood floors, pocket doors, and stained glass. For homes on the Heritage Register, we can work within the city's Heritage Conservation Area guidelines to ensure your renovation maintains the home's character while meeting modern building code requirements.
New Westminster's steeply sloped topography means many homes have daylight basements with excellent suite potential. We've converted numerous New Westminster basements into legal secondary suites — complete with separate entrances, full bathrooms, and kitchenettes — helping homeowners offset their mortgage with rental income of $1,400–$2,000/month.
Condo renovations in the Quay, Downtown, and Brow of the Hill are another major segment of our work. The Royal City has seen significant new development in recent years, but many older condo buildings (built 1990–2010) are now ready for interior updates. We handle strata approvals, work within restricted construction hours, and can coordinate elevator access for material delivery in high-rise buildings.
Our New Westminster project portfolio includes bathroom renovations from $15,000–$30,000, kitchen renovations from $20,000–$40,000, and basement suite conversions from $35,000–$60,000. Every project comes with a 3-year workmanship warranty and transparent written quotes. Free estimates available — call us or book online.
What We Do
Why Choose Our New Westminster Service
Frequently Asked Questions About Whole House Renovation in New Westminster
Yes, we have extensive experience renovating older and heritage homes in New Westminster. We preserve original character features while updating kitchens, bathrooms, and living spaces to modern standards.
Kitchen renovations in New Westminster typically range from $20,000 to $40,000 depending on scope. A basic refresh with new countertops and cabinet doors starts around $20,000, while a full custom kitchen with island and premium appliances can reach $40,000+. We provide free written quotes with no hidden fees.
Yes, most renovations in New Westminster require a building permit — especially structural work, plumbing or electrical changes, and basement suite conversions. The City of New Westminster issues permits through their Building Division. We handle the entire permit application process on your behalf and coordinate all required inspections.
Yes, we regularly convert basements into legal secondary suites in New Westminster. The city allows secondary suites in most single-family zones. A typical conversion costs $35,000–$60,000 and includes separate entrance, full bathroom, kitchenette, and all code-required safety features. Rental income typically ranges from $1,400–$2,000/month.
A standard bathroom renovation in New Westminster takes 2–4 weeks from demolition to completion. More complex projects (tub-to-shower conversion, tile relayout, moving plumbing) may take 4–6 weeks. We provide a detailed timeline before work begins and keep you updated throughout the project.
It depends on the scope. For major renovations in New Westminster, we often recommend temporary relocation for safety and efficiency. We can help coordinate phased work if staying is preferred.
We assign a dedicated project manager who coordinates all trades, maintains the schedule, and provides regular updates. You have a single point of contact throughout.
Yes, whole house renovations typically require multiple permits for structural, electrical, and plumbing work. We handle all New Westminster permit applications and inspections.
Whole House Renovation in Other Areas
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