Commercial Renovation Costs in Vancouver 2026: What Businesses Actually Pay for Tenant Improvements

Commercial renovation costs in Vancouver in 2026 range from $50 to over $200 per square foot depending on the scope of work. A basic retail tenant improvement — new paint, flooring, and display fixtures — typically costs $50–$90/sq ft. A mid-range office fit-out with partitioned rooms, HVAC adjustments, and updated electrical runs $90–$150/sq ft. A full custom commercial space build-out, including structural changes, commercial kitchen equipment, or medical-grade finishes, can exceed $200/sq ft. Reno Stars has completed commercial projects across Metro Vancouver including a skin lab in Vancouver, a toy store in Metrotown Burnaby, and a dental clinic in Burnaby.

Planning a commercial renovation in Greater Vancouver? Contact Reno Stars for a detailed quote.

What Drives Commercial Renovation Costs in Vancouver in 2026?

Three factors determine what a Vancouver or Metro Vancouver business pays for a commercial renovation. First is the scope category: a retail or hospitality build-out costs less per square foot than a medical, dental, or food-service space that requires code-specific finishes and equipment. Second is the condition of the existing space — a gut renovation of a raw shell costs more than finishing a second-generation commercial space where plumbing and electrical are already in place. Third is permit complexity; projects in City of Vancouver, City of Burnaby, or City of Richmond that involve structural changes, changes of occupancy classification, or fire-safety upgrades require a commercial building permit that adds $3,000–$15,000 to the project cost and 4–8 weeks to the permit timeline.

Reno Stars price-marks commercial tenant improvements by square footage and scope category. The estimates below reflect 2026 Vancouver and Metro Vancouver market rates gathered from actual completed Reno Stars commercial projects.

Commercial Renovation Cost Breakdown by Project Type

The table below reflects what Reno Stars has actually charged on completed Vancouver and Burnaby commercial projects in 2025–2026. All figures are material and labour; they exclude furniture, equipment, and permit fees.

These are all-in material and labour costs. The cost for a 1,500 sq ft retail tenant improvement in Vancouver — a typical size for a neighbourhood shop or cafe — ranges from $75,000 to $135,000 for the base fit-out. A 3,000 sq ft mid-range office in Burnaby costs $270,000 to $450,000. A 2,000 sq ft dental clinic in Metro Vancouver costs $260,000 to $440,000 including medical-grade finishes and code-compliant mechanical work.

Planning a commercial renovation in Greater Vancouver? Contact Reno Stars for a detailed quote.

Do You Need a Building Permit for a Commercial Renovation in Vancouver?

Most commercial tenant improvements in Vancouver, Burnaby, Richmond, and Coquitlam require a commercial building permit. The threshold is a combined construction value over $5,000 — which covers virtually every professional fit-out. You also need a permit when the scope includes any change of use classification, work on structural elements, modifications to fire-suppression systems, or any work in a building that is classified as a heritage property.

In the City of Vancouver, a change-of-use permit requires a detailed floor plan, a code analysis showing the proposed use meets BC Building Code Division C requirements, and often a signage permit. The City of Vancouver development permit and building permit process for commercial tenant improvements typically takes 6–10 weeks for approval. In Burnaby, the process is similar but the timeline is generally 4–8 weeks. Reno Stars handles the full permit application process, coordinates with the City of Vancouver or City of Burnaby building department, and manages inspections through to occupancy clearance.

Strata-titled commercial buildings in Vancouver and Richmond require strata council approval before any work begins. Reno Stars has experience navigating strata approval processes in Metro Vancouver commercial buildings and can submit the required documentation on the business owner's behalf.

How Long Does a Commercial Renovation Take in Vancouver?

A typical retail or cafe tenant improvement in Vancouver takes 4–8 weeks from permit issuance to handover. An office fit-out in Burnaby or Richmond takes 6–12 weeks. A restaurant or medical clinic in Metro Vancouver typically requires 10–20 weeks because of the additional mechanical, plumbing, and code compliance work. These timelines assume a standard change-of-use permit has already been secured; projects requiring a heritage alteration permit or a complex change of use in the City of Vancouver can add 4–8 additional weeks.

On large commercial projects, Reno Stars typically breaks the work into phases — first fix, second fix, and final completion — so the business can begin partial operations while remaining construction zones are completed. A retail client can sometimes open the sales floor while the back-of-house kitchen is still being finished.

Frequently Asked Questions About Commercial Renovations in Vancouver

What is the average cost per square foot for a commercial renovation in Vancouver in 2026?

Vancouver and Metro Vancouver commercial tenant improvements in 2026 range from $50 to over $200 per square foot depending on the use type. Basic retail fit-outs run $50–$90/sq ft; mid-range office fit-outs $90–$150/sq ft; medical and dental clinics $130–$220/sq ft. The cost reflects the complexity of mechanical and plumbing work, not just finishes.

Does Reno Stars do commercial renovations in Burnaby, Richmond, and Surrey?

Yes. Reno Stars completes commercial tenant improvement projects across Metro Vancouver including Vancouver, Burnaby, Richmond, Surrey, and Coquitlam. Completed commercial projects include a skin lab in Vancouver, a toy store in Metrotown Burnaby, a dental clinic in Burnaby, and a commercial warehouse door renovation in Burnaby.

Can I do a commercial renovation in an occupied building without closing the business?

In many cases, yes. Reno Stars phases commercial renovations so that active areas of the business remain operational. A retail store can keep the front-of-house open while the back-of-house is being renovated, or a medical clinic can operate from one wing while the other is being completed. The key constraint is that construction noise and dust must be contained away from customer-facing areas, which Reno Stars manages with hoarding and negative air pressure controls.

What permits does a Vancouver restaurant renovation require?

A Vancouver restaurant renovation requires a commercial building permit from the City of Vancouver, a health inspection clearance from Vancouver Coastal Health before opening, and often a liquor licence amendment if the renovation changes the licensed area. The restaurant change of use classification must be registered with the City of Vancouver building department. Reno Stars coordinates the building permit and works with Vancouver Coastal Health as part of the project management scope.

Is a commercial renovation a tax deductible capital expense in Canada?

In Canada, qualified commercial leasehold improvements can be depreciated under the Capital Cost Allowance (CCA) system. Class 1, Class 3, or Class 8 CCA rates apply depending on the nature of the improvement and whether it is a building or equipment. A Vancouver accountant or tax professional can confirm the applicable class for your specific project. The GST/HST paid on commercial renovation services is generally recoverable as an input tax credit for GST-registered businesses.