Whole House Renovation in White Rock
Premium renovation services for White Rock and South Surrey homes — kitchens, bathrooms, and whole-house projects.
About Whole House Renovation in White Rock
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.
Read more: Surrey whole-house renovation case study
Whole House Renovation Services in White Rock
White Rock renovation company Reno Stars brings full-service kitchen, bathroom, basement, and whole-house renovations to White Rock and South Surrey. From Ocean Park and Crescent Beach to Elgin and Sunnyside, we combine quality craftsmanship with the coastal aesthetic that White Rock homes demand.
White Rock renovation pricing reflects the premium market: [kitchen renovation](/en/guides/kitchen-renovation-cost-vancouver/)s from $30,000 for a modern refresh to $70,000+ for high-end custom builds with waterfall quartz islands and built-in appliances. [bathroom renovation](/en/guides/bathroom-renovation-cost-vancouver/)s from $18,000 (standard tub-to-shower conversion) to $45,000+ (spa-style master bath with curbless shower, heated floors, and custom tilework).
White Rock's unique housing stock — ocean-view bungalows, heritage cottages, and new-build condos — requires a contractor who adapts to the property. Heritage home renovations need extra care with existing structure; we work within the City of White Rock's heritage guidelines when applicable. Condo renovations at The Mark, Bosa, and other White Rock towers follow strata rules for demolition hours, noise, and materials transport.
$5M CGL insurance, active WCB coverage, and a 3-year workmanship warranty. Free White Rock home renovation quotes within 48 hours.
## White Rock & South Surrey Renovation Costs
Based on our White Rock area projects:
- **Kitchen renovation:** $28,000–$60,000 (waterfront homes often choose premium finishes) - **Bathroom renovation:** $18,000–$40,000 (see [bathroom cost guide](/en/guides/bathroom-renovation-cost-vancouver//)) - **Basement renovation:** $35,000–$90,000 (suite conversions and recreation rooms) - **Whole-house renovation:** $90,000–$250,000+
## Areas We Serve in White Rock & South Surrey
We cover White Rock town centre, the waterfront area, Crescent Beach, Ocean Park, Grandview Heights, Morgan Creek, Elgin Chantrell, and Sunnyside. Coastal homes require special attention to salt air corrosion and moisture-resistant materials.
## Coastal Home Renovation Expertise
White Rock's seaside location means choosing materials that withstand salt air and moisture. Our team uses coastal-grade hardware, moisture-resistant products, and proper ventilation systems designed for the White Rock climate.
Related: [Kitchen renovation costs](/en/guides/kitchen-renovation-cost-vancouver/) | [All service areas](/en/areas/) | [Contact us](/en/contact/) | [Whole-house renovation costs](/en/guides/whole-house-renovation-cost-vancouver/) | [Basement renovation costs](/en/guides/basement-renovation-cost-vancouver/)
Featured projects: [White Rock bathroom renovations guide 2026](/en/blog/bathroom-renovations-white-rock-bc-2026/) | [Commercial Renovation Costs Vancouver 2026](/en/guides/commercial-renovation-cost-vancouver/) | [Cabinet Refinishing Costs Vancouver 2026](/en/guides/cabinet-refinishing-cost-vancouver/) | [Basement Suite Conversion Costs Vancouver 2026](/en/guides/basement-suite-cost-vancouver/)
See our [70+ verified five-star client reviews](/en/reviews/).
See our [portfolio of White Rock renovation projects](/en/projects/) or browse our [renovation design gallery](/en/design/).
## White Rock & South Surrey Renovation Permits
White Rock City Hall and Surrey City Hall (for South Surrey projects) each have their own permit offices:
- **White Rock:** City of White Rock issues permits for all work within the municipality. Kitchen/bath permits typically processed in 2–4 weeks. The City has specific requirements for oceanfront properties regarding moisture barriers and corrosion-resistant materials. - **South Surrey:** Processed through the City of Surrey's Building Division. Larger organization means slightly faster processing for standard permits (1–3 weeks). - **Strata properties (condos/townhouses):** Approval from strata corporation required before any structural or mechanical modifications.
## White Rock & South Surrey Housing Stock
The area's coastal character creates distinct renovation needs:
- **White Rock waterfront & Marine Drive:** Premium single-family homes and condos. High-end renovations with coastal-grade materials. Saltair corrosion resistance required for metal fixtures near the waterfront. Average kitchen projects: $45,000–$75,000+. - **Crescent Beach:** Mix of seasonal and year-round homes. Many pre-1980 character cottages being updated. Focus on weatherproofing alongside cosmetic upgrades. - **Morgan Heights & Grandview Heights (South Surrey):** Newer executive homes (2000s–2015). Common projects: master bath suites, kitchen expansions, home office conversions. - **Pacific Douglas & Elgin Chantrell:** Large estate homes. Whole-house renovations and luxury kitchen/bath packages.
## White Rock & South Surrey Renovation FAQs
**Do oceanfront White Rock homes have special renovation requirements?** Yes — properties within 200m of the ocean benefit from marine-grade or stainless steel fixtures, moisture-barrier membranes, and humidity-resistant cabinetry materials. Reno Stars specifies coastal-grade materials as standard on White Rock oceanfront projects.
**What's the best renovation for resale value in South Surrey?** Kitchen renovations offer the strongest ROI in South Surrey's competitive market, particularly in Morgan Heights and Grandview Heights where buyers expect premium finishes. A $35K–$55K kitchen renovation typically adds $60K–$80K to resale value in this area.
**How far does Reno Stars service in South Surrey?** We serve all of South Surrey including Morgan Heights, Grandview Heights, Pacific Douglas, Elgin Chantrell, and Crescent Beach — as well as all of White Rock.
What We Do
Why Choose Our White Rock Service
Frequently Asked Questions About Whole House Renovation in White Rock
We recommend porcelain tile, quartz countertops, marine-grade hardware, and moisture-resistant cabinetry for White Rock homes. These materials stand up to salt air and humidity while looking great for years.
Yes, we renovate beachfront condos in White Rock with specialized materials designed for the coastal environment. This includes corrosion-resistant fixtures, moisture-resistant cabinetry, and durable tile work that withstands the salt air. We coordinate with strata councils for building access and comply with all White Rock building regulations. Our designs preserve and enhance ocean views whenever possible.
Bathroom renovations in White Rock and South Surrey range from $16,000–$32,000 for a standard to mid-range remodel. Coastal homes often require moisture-resistant materials (porcelain tile, marine-grade hardware, waterproof membrane systems) which adds a modest cost premium. Luxury ensuite renovations with curbless showers and heated floors run $35,000–$50,000. We provide free on-site estimates for all White Rock and South Surrey projects.
Yes. Our coverage includes all of White Rock and the surrounding South Surrey area including Ocean Park, Crescent Beach, Elgin, Sunnyside Acres, and the Semiahmoo Peninsula. We're also experienced with the specific architectural character of this area — from craftsman bungalows near Crescent Beach to luxury estate homes along 152nd Street. Free estimates available within 48 hours.
Yes. White Rock's seaside community includes many homes that benefit from modern kitchen and bathroom renovations. Whether it's a full renovation or targeted updates for a retirement-ready home, we tailor our approach to match the relaxed White Rock lifestyle while maximizing property value.
It depends on the scope. For major renovations in White Rock, 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 White Rock permit applications and inspections.
Whole House Renovation in Other Areas
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