Burnaby Home Renovation 2026: Costs, Permits & Neighbourhood Guide

Burnaby Home Renovation 2026 — Overview

Burnaby is Metro Vancouver's most densely populated municipality and one of its most active renovation markets. Metrotown and Brentwood have undergone waves of redevelopment that have made strata renovation coordination a daily practice for Burnaby contractors. Meanwhile, the single-family neighbourhoods of Deer Lake, Edmonds, Southslope, and Capitol Hill carry a 1960s–1980s housing stock that is entering its second full renovation cycle — original kitchens, original bathrooms, and unfinished basements now ready for full transformation.

Burnaby's renovation mix is unlike any other Metro Vancouver city: compact 600–900 sq ft condos needing every square foot optimized, townhouse row homes with stacked layouts, and 2,000+ sq ft single-family homes on large lots — often on the same block. Here are real costs from Burnaby projects completed in 2025–2026.

Service	Budget	Mid-Range	Premium
Kitchen	$18,000–$30,000	$30,000–$50,000	$50,000–$90,000+
Bathroom	$20,000–$25,000	$25,000–$32,000	$32,000–$45,000+
Basement (rec room)	$30,000–$50,000	$50,000–$80,000	$80,000–$95,000
Legal secondary suite	$55,000–$75,000	$75,000–$95,000	$95,000–$135,000
Whole-home renovation	$80,000–$120,000	$120,000–$170,000	$170,000–$220,000+

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Kitchen Renovation in Burnaby (2026)

Kitchen renovation costs from real Burnaby projects:

Scope	Cost Range	What's Included
Budget / countertop refresh	$18,000–$30,000	Cabinet refacing or semi-custom, laminate or quartz countertops, backsplash, new sink and faucet, standard appliance package
Mid-range semi-custom	$30,000–$50,000	Full semi-custom shaker cabinet replacement, quartz countertops, island if layout allows, electrical upgrades, updated lighting
Custom wood-vein or painted	$30,000–$40,000	Custom cabinetry in popular Burnaby finishes (wood-vein, two-tone painted), quartz, designer backsplash
Gold-fixtures custom	$35,000–$40,000	Full custom build with statement brushed-gold or matte-black hardware, premium appliances, waterfall island
High-end executive scope	$50,000–$90,000+	Fully custom, structural layout changes, professional appliances, premium stone

The Burnaby condo kitchen challenge

Most Burnaby condos — particularly in Metrotown, Brentwood, and the Edmonds corridor — have galley or L-shaped kitchens under 120 sq ft. The renovation goal is almost always the same: make the space feel larger, better-lit, and more functional without touching the plumbing stack.

Our most common condo kitchen scope: remove upper cabinets on one wall and replace with floating shelves or a window treatment to open sightlines; replace all remaining cabinets with white or off-white shaker semi-custom; install quartz countertops; add tile backsplash and LED pot-lights. Budget: $18,000–$26,000 in most Burnaby condo buildings from 2000–2020.

For townhouses and single-family Burnaby homes — Deer Lake, Southslope, Capitol Hill — the scope is more traditional: full cabinet replacement, island addition (where layout allows), quartz or stone countertops, and a tile backsplash upgrade. Budget: $28,000–$40,000 for a typical 1970s–1980s Burnaby single-family kitchen.

Strata approval in Burnaby

All strata-governed buildings (condos and townhouses) require a written renovation approval before work begins. In most Burnaby strata corporations, the approval process involves submitting a renovation plan, contractor's WorkSafeBC clearance letter, and proof of $2M+ liability insurance. Council review happens at monthly meetings — allow 4–8 weeks for approval timeline. Our team manages the entire submission package.

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Bathroom Renovation in Burnaby (2026)

Real Burnaby bathroom renovation costs from completed projects:

Scope	Cost Range	What's Included
Condo bathroom refresh	$20,000–$25,000	New tile, vanity, toilet, fixtures, mirror and lighting in a standard 4-piece condo bathroom
Full mid-range renovation	$25,000–$28,000	Full gut renovation, new shower or tub, tile throughout, custom vanity, updated lighting
Two-bathroom package	$26,000–$30,000	Main bath and ensuite renovated simultaneously — shared contractor mobilization reduces total cost
Master ensuite	$28,000–$32,000	Custom tile, frameless glass shower, heated floor, double vanity, premium fixtures
Luxury master ensuite	$32,000–$45,000+	Curbless shower, freestanding tub, millwork vanity, premium stone, designer hardware

Compact bathroom maximization

Burnaby condos typically have 4-piece bathrooms of 50–70 sq ft. The most common upgrade pattern: replace the builder-grade vanity with a semi-custom floating unit (gaining visual floor space), replace the tub/shower surround with full-height tile, add a frameless glass door, and upgrade the lighting to a backlit LED mirror. Total for this scope: $22,000–$27,000 in a standard Burnaby condo.

Burnaby's housing stock from the 1960s–1980s (Southslope, Edmonds, Capitol Hill) has bathrooms that predate modern tile trends and waterproofing standards. Full gut renovations in these homes often discover older mortar-bed tile installations and original plumbing that benefits from contemporaneous updating.

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Basement Renovation in Burnaby (2026)

Burnaby single-family homes — particularly in Deer Lake, Southslope, and Capitol Hill — have large unfinished basements that are strong secondary suite candidates. Burnaby's secondary suite bylaws allow suites in most single-family residential zones subject to permit, fire separation, and minimum ceiling height requirements.

Scope	Cost Range
Cosmetic basement refresh (flooring, paint, lighting)	$10,000–$20,000
Finished rec room with bathroom	$30,000–$60,000
Legal one-bedroom secondary suite	$55,000–$95,000
Two-bedroom legal suite with full code upgrades	$85,000–$135,000+

Secondary suite ROI in Burnaby

Burnaby's proximity to SkyTrain (Expo and Millennium Lines) and its large renter population create strong demand for legal secondary suites. Permit fees at the City of Burnaby for secondary suites typically run $1,200–$2,500 combined (building, plumbing, electrical) with 3–5 week processing times. Requirements mirror BC Building Code: separate entry, 1.95 m ceiling height, fire separation, interconnected smoke detection.

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Whole-Home Renovation in Burnaby

Scope	Cost Range
Targeted updates (kitchen + 1–2 baths)	$50,000–$80,000
Full main-floor renovation	$80,000–$120,000
Comprehensive (kitchen + baths + basement)	$120,000–$170,000
Full whole-home structural renovation	$170,000–$220,000+

Burnaby whole-home renovation value is strong. The city's range of housing types means a $130,000 scope in a 1970s Burnaby single-family home can deliver a full kitchen renovation with island, two bathroom renovations, and a finished basement suite — a complete transformation of the home's revenue and livability profile.

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Burnaby Neighbourhood Renovation Profiles

Metrotown and Brentwood Park

Metrotown and Brentwood Park are Burnaby's two major SkyTrain hubs and the epicentres of the city's condo renovation market. Both areas have seen intense redevelopment since 2010 — towers replaced low-rise apartments, and the influx of new residents has driven demand for renovation in the older condo stock that predates the redevelopment wave.

Renovation characteristics:

• Compact condo renovations. Most Metrotown and Brentwood kitchen and bathroom projects are in buildings from 1990–2015. Layouts are compact; the renovation goal is maximizing function and visual space.
• Pre-renovation before assignment or sale. Burnaby's active condo market creates a category of investor renovations before strata assignment or resale listing. Targeted kitchen and bathroom upgrades of $25,000–$40,000 are a common scope.
• High strata density. Both areas are among Burnaby's most strata-intensive neighbourhoods. Our team has completed dozens of projects in towers throughout Metrotown and Brentwood and is experienced with each building's specific strata approval requirements and logistics.
• Wood-vein and gold-fixture trends. Burnaby condo renovations in this tier are influenced by contemporary design trends — wood-vein cabinetry, brushed-gold fixtures, and large-format tile are all popular choices in 2025–2026 Metrotown and Brentwood projects.

Edmonds and Southslope

Edmonds is Burnaby's southern residential spine — primarily 1960s and 1970s single-family homes, with townhouse developments filling in over the past two decades. Southslope, adjacent to the Great Northern Way corridor, has a similar character.

Renovation characteristics:

• 1960s–1970s housing stock. Original kitchens and bathrooms from this era are often being renovated for the first time. Original galvanized plumbing, aluminum wiring in homes from 1965–1975, and 100A electrical panels are common findings on initial site visits. Budget a discovery allowance for older-stock Edmonds homes.
• Large lots. Edmonds and Southslope single-family homes have larger lots than Metrotown-area properties. Basement suites on these lots are particularly well-suited to separate-entrance design — the grade change at the back often makes a walk-out suite straightforward.
• Townhouse density. The townhouse belt along Royal Oak Avenue and adjacent streets brings a different renovation scope — strata approvals required, shared walls, and noise-hour restrictions.

Deer Lake and Burnaby Lake

Deer Lake and Burnaby Lake are two of Burnaby's most established and sought-after residential areas — green, quiet, and forested, anchored by Deer Lake Park and the Burnaby Lake Regional Park. Homes here are predominantly 1970s–1990s single-family on large lots.

Renovation characteristics:

• Established homes, first full renovations. Many Deer Lake homes have had cosmetic updates but never a full kitchen or bathroom gut renovation. The original 1980s cabinetry, laminate countertops, and 1990s tile are the most common scope drivers.
• Premium expectations. Deer Lake homeowners invest in higher-quality renovations reflecting the neighbourhood's prestige. Kitchen budgets of $35,000–$50,000 and master ensuite budgets of $32,000–$45,000 are common.
• Heritage and mature trees. Some properties near Deer Lake Park fall within the City of Burnaby's tree protection zone. Significant tree removal or grade changes require a Tree Removal Application.

Capitol Hill and Burnaby Heights

Capitol Hill is Burnaby's northwest residential crown — a neighbourhood of 1930s–1950s character homes on the ridge overlooking Burrard Inlet and Vancouver. Burnaby Heights (along Hastings Street) is the neighbourhood's commercial and cultural spine.

Renovation characteristics:

• Pre-1960 character housing. Capitol Hill has some of Burnaby's oldest homes — Craftsman bungalows, stucco cottages, and early character infill from the 1930s–1950s. These homes often have knob-and-tube wiring, original single-pane windows, and plaster walls. Full electrical and insulation upgrades are common companion scopes on Capitol Hill kitchen and bathroom renovations.
• Character integration. Capitol Hill homeowners value the historic character of their homes. Renovation work that preserves original fir floors, heritage window proportions, and period-appropriate trim is a priority.
• Small footprints. Original Capitol Hill homes are smaller than post-war Burnaby — typically 1,100–1,400 sq ft. Renovation goals often involve opening floor plans and maximizing kitchen and bathroom efficiency within the original footprint.

North Burnaby and Brentwood Heights

North Burnaby — stretching from Hastings Street north toward the Burnaby Mountain Conservation Area — covers a range of housing types from 1950s ranchers to 1980s split-levels. Brentwood Heights, west of Confederation Park, is a quieter residential enclave adjacent to the Brentwood redevelopment zone.

Renovation characteristics:

• 1950s–1980s housing. Similar to Edmonds and Southslope, this era of Burnaby housing is entering its renovation window. Poly-B plumbing in 1985–1995 era homes is a known issue — worth assessing before any kitchen or bathroom renovation.
• Proximity to SkyTrain. Brentwood Heights' adjacency to the Brentwood Town Centre SkyTrain station drives strong rental demand for secondary suites.

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Frequently Asked Questions — Burnaby Home Renovation

How much does a kitchen renovation cost in Burnaby? Kitchen renovation costs in Burnaby range from $18,000 for a budget condo refresh to $90,000+ for a full custom executive scope in a single-family home. The most common scope — a mid-range semi-custom renovation in a Burnaby condo or 1970s single-family home — runs $28,000–$40,000.

Do I need strata approval for a Burnaby condo renovation? Yes. All strata-governed buildings in Burnaby require written renovation approval before work begins. The process involves submitting a renovation plan, your contractor's WorkSafeBC clearance, and proof of $2M+ liability insurance. Approval timelines run 4–8 weeks based on when the strata council next meets. We manage the full approval package for every Burnaby strata project.

What is the secondary suite process in Burnaby? Secondary suites in Burnaby single-family residential zones require a building permit. Combined permit fees typically run $1,200–$2,500 and processing takes 3–5 weeks. Requirements: separate entrance, 1.95 m minimum ceiling height, 30-minute fire separation, and interconnected smoke and CO detection. A legal secondary suite in Burnaby generates strong rental income given the city's SkyTrain access and rental demand.

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Ready to start your Burnaby renovation? Our team serves all Burnaby areas — Metrotown, Brentwood, Edmonds, Deer Lake, Capitol Hill, Southslope, and North Burnaby.

Get a free renovation quote →

See our Burnaby-specific guides: Kitchen Renovation Burnaby | Bathroom Renovation Burnaby | Basement Renovation Burnaby

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Also explore our home renovation guides for other Metro Vancouver cities: Vancouver | North Vancouver | West Vancouver | Delta | New Westminster | Maple Ridge | Langley | Coquitlam | Surrey | Richmond | Port Coquitlam | Port Moody | White Rock