Frequently Asked Questions

It depends on scope and location. A kitchen or bathroom reno might be a few months from start to finish; a full-home renovation or addition can take longer. Permit timelines vary too—Vancouver can take 6–9 months for permits, while Langley and Burnaby are often around 2 months. We give you a detailed schedule once we know your project and municipality.

Yes. We manage all city submissions and approvals. We know what each municipality requires and keep your application complete so your project stays on track. You don't have to navigate permits alone.

Vancouver, Langley, Burnaby, Surrey, and surrounding Lower Mainland areas. We've also done projects in Whistler, Mission, Maple Ridge, and New Westminster. If you're in BC and considering a renovation or custom build, get in touch and we can confirm we work in your area.

We work with you early to establish an investment range based on your goals and scope. For custom homes, costs typically range from $400 to $1000+ per square foot depending on finishes and complexity. For renovations, we provide estimates as the design develops. We're transparent about budget and keep you updated through BuilderTrend so there are no surprises.

Yes. Our portfolio includes custom homes and renovations across the Lower Mainland—Whistler, Mission, Maple Ridge, Richmond, and more. You can browse our work on the Portfolio page and we're happy to discuss similar projects or arrange a site visit when relevant.

BuilderTrend is the client portal we use so you can see your project in real time. You get access to the timeline, photos, invoices, messages, and daily logs. It's included for every Vibe client—no extra cost. You always know what's happening.

Yes. We offer the BC 2-5-10 warranty on qualifying work (2 years labour and materials, 5 years building envelope, 10 years structural). We also stand behind our workmanship and coordinate manufacturer warranties on materials. If something goes wrong, we're here to make it right.

Reach out through our contact form or give us a call. We'll get back to you within 24 hours to schedule a call or site visit. We'll discuss your project, timeline, and budget, and from there we can move into design and planning. No obligation—just a conversation.

When you hire an architect then a builder separately there's often a gap—designs that cost more than expected or details that are hard to build. Design-build keeps everyone aligned from day one.

We collaborate with external architects and designers rather than employing them directly. This lets us match the right design professional to each project while maintaining our construction expertise throughout.

Usually less overall. You avoid redesigns cost surprises and the inefficiencies of separate teams. The design phase investment pays off in smoother construction.

Absolutely. We work well with architects you've already engaged. We join the process early to provide construction input as design develops.

Depends on complexity. Renovation designs might take 4-6 weeks. Custom homes typically need 3-6 months for full design development including permits.

Most bathroom renovations take 3-6 weeks. Custom tile work and fixture lead times can extend the timeline.

No—the bathroom will be out of commission during the project. If it's your only bathroom we'll work efficiently to minimize the disruption.

Yes. We coordinate all trades including licensed plumbers and electricians. You don't need to hire anyone separately.

Waterproofing is critical and we take it seriously. Proper membrane installation and substrate preparation prevent problems that would be expensive to fix later.

We help guide your selections based on your style preferences budget and what works well together. We can recommend suppliers or work with selections you've already made.

Timeline varies by location and complexity. In Vancouver permitting alone can take 6-9 months due to higher step code requirements. In areas like Langley Burnaby or Surrey you can often get into construction within 2 months. Construction typically takes 10-14 months depending on size and finishes.

Custom home costs range significantly—from $400 to $1000+ per square foot depending on finishes materials and design complexity. We work with you to establish an investment range early then refine the budget as design progresses.

We build throughout the Lower Mainland including Vancouver (East and West) Langley Surrey Burnaby and Maple Ridge. Langley is particularly active for custom homes due to available land and newer subdivisions.

We're a design-build firm which means we're involved in design from day one. We collaborate with architects and interior designers throughout pre-construction ensuring the final build matches the original vision.

BC's 2-5-10 home warranty covers 2 years for materials and labour 5 years for the building envelope (protection against water penetration) and 10 years for structural defects. As a licensed BC Housing builder all our homes include this coverage.

Most additions take 4-8 months from design through completion. Timeline depends on size complexity and permit approval times in your municipality.

Costs vary significantly based on size and complexity. We establish an investment range early and refine as design progresses.

That's a core focus of our design process. We work to ensure rooflines materials and interior finishes integrate seamlessly.

Usually not for a ground-floor addition. We'll discuss logistics based on your specific project and minimize disruption where possible.

An addition adds new square footage to your home. A renovation updates existing space. Many projects combine both.

Construction typically takes 10-14 months once permits are approved. Permit timelines vary significantly—Vancouver takes 6-9 months while other municipalities often approve within 2 months.

Everything. We coordinate all trades handle scheduling manage the budget track progress in BuilderTrend and keep you informed. You have one point of contact not dozens.

Yes completely. We prepare and submit all applications respond to city comments and manage the approval process. You don't need to deal with municipal offices.

BC's home warranty program covers 2 years for materials and labour 5 years for building envelope and 10 years for structural defects. As a licensed BC Housing builder all our new homes include this coverage.

Through BuilderTrend you have real-time access to your project schedule budget updates photos and daily logs. You'll always know exactly what's happening.

Timeline depends entirely on scope. A kitchen and bathroom refresh might take 3-4 months. A full gut renovation could take 8-12 months or more.

Costs vary dramatically. We establish an investment range based on your scope and refine as design develops. No generic per-square-foot quotes.

Yes. Vancouver has many character homes with specific requirements. We know how to navigate heritage considerations and city requirements.

Depends on scope. Partial renovations often allow you to stay. Full renovations usually require temporary relocation.

It happens especially in older homes. We communicate immediately and discuss options. Our assessment phase catches most issues but surprises occur.

Most kitchen renovations take 2-4 months. Custom cabinetry can extend timelines due to fabrication lead times.

Typically no—at least not fully. We'll help you plan for temporary arrangements and minimize the disruption period.

We coordinate everything including cabinetry and countertops. We work with quality suppliers and handle all ordering and installation.

We can coordinate appliance selection and installation or work with appliances you've already chosen. Either way we ensure proper fitting and connections.

We establish a budget range after understanding your scope and goals. Selections drive a lot of the cost—we help you understand tradeoffs.

That's the first thing we assess. Many homes can with some foundation or structural reinforcement. We'll tell you exactly what's needed.

Typically 6-12 months from design through completion. The construction phase itself usually runs 4-6 months.

Usually yes at least temporarily when the roof comes off. We'll give you a realistic timeline for when you'll need to relocate.

Often yes especially in Vancouver where land values are high. You're adding square footage without buying more land.

Likely yes since you're adding significant square footage. Check with your municipality for specifics.

Burnaby permit timelines run 2-8 weeks depending on complexity. Engineering pre-applications take about 15 business days. Much faster than Vancouver's 6-9 month process.

Deer Lake and Upper Deer Lake offer larger lots near parks and cultural amenities. Capitol Hill and Vancouver Heights have character homes with views. Brentwood appeals to those wanting urban amenities. Each area has distinct character and typical home styles.

Surprisingly yes. Many builders focus heavily on Vancouver or go further east to the Valley. Burnaby sits in a sweet spot that's somewhat overlooked which can work in clients' favour.

Burnaby has significant variety—post-war bungalows from the 60s and 70s modern redevelopments townhomes and high-rise condos near transit hubs. Detached home renovations and rebuilds are common throughout established neighbourhoods.

Burnaby follows standard BC Building Code without Vancouver's elevated step code requirements. The city has been updating R1 zoning regulations so requirements have evolved recently—we stay current on what's needed for compliance.

Coquitlam's average processing time to first review on a standard residential permit is roughly 15-20 business days, though timelines can extend with application volume or project complexity. Hillside lots requiring geotechnical review typically take longer than flat, serviced sites.

Yes. Coquitlam has required Step 3 of the BC Energy Step Code for new Part 9 residential construction since May 2023, verified through energy modelling from a registered Energy Advisor. It affects envelope performance and mechanical systems, so it needs to be part of the design from the start rather than an afterthought.

Both sit on sloped terrain where geotechnical review and slope engineering drive foundation and retaining wall decisions, and view corridor rules can limit building height and placement. It's a more involved process than a flat lot in an established neighbourhood, but it's what makes the view-lot premium possible.

Often, yes. Under the province's small-scale multi-unit housing legislation, most single-family lots in Coquitlam now allow a minimum of three units, and four on larger lots, which has opened up new options in established neighbourhoods like Austin Heights and Chineside.

Coquitlam is the largest and most developed of the Tri-Cities, with the widest range of building conditions—from Westwood Plateau's estate lots to Burke Mountain's new-construction neighbourhoods to older, walkable areas near Austin Heights. That range means permit requirements and site conditions vary block to block more than in Port Coquitlam or Port Moody.

Langley has significantly improved permit timelines. The Township now processes smaller permits in about two weeks on average. Larger projects take longer but are still much faster than Vancouver's 6-9 month timeline.

Langley is one of the best areas in the Lower Mainland for custom homes. Available land in areas like Brookswood newer subdivisions in Willoughby and faster permitting make ground-up construction more accessible than in Vancouver.

Brookswood offers larger lots and a quieter suburban feel—great for custom builds. Willoughby is more densely developed with newer homes and proximity to amenities. Walnut Grove Fort Langley and Murrayville each have distinct character. Aldergrove offers more rural options.

Yes. The Township has significant tree protection bylaws. Any building permit application needs to comply with these regulations. We factor this into design and help navigate the requirements early in the process.

Langley follows standard BC Building Code without Vancouver's higher step code requirements. The Township does offer rebates for building to higher energy efficiency standards if you choose to exceed minimum requirements.

New home construction permits are now targeting around 12 weeks through the city's Development Services Optimization program—a significant improvement over previous timelines. Complex sites with watercourse or steep slope permits attached will take longer.

Silver Valley offers newer subdivisions with forest and creek settings. Whonnock and Ruskin have the largest acreage lots for estate-style or hobby farm builds. Hammond and Cottonwood suit renovation and rebuild projects on established streets. Albion is growing quickly with a mix of new development near existing farmland.

Possibly. Any development within 50 metres of a stream, wetland, pond, or ditch triggers a Watercourse Protection Development Permit. Slopes over 15% can trigger a Natural Features Development Permit too, sometimes both together with a geotechnical report required. Silver Valley and the eastern hillsides see this most often.

Yes, but budget for it. Many acreage properties in Whonnock and Ruskin rely on well water and septic systems rather than municipal hookups, which adds cost and timeline for testing, permitting, and installation compared to a serviced urban lot.

Maple Ridge's Tree Protection and Management Bylaw applies across most of the city and can affect which trees you're able to remove and how a home is sited on a treed lot. We factor this into design early so it doesn't become a surprise mid-permit.

Mission follows the 2024 BC Building Code with reviews handled by the city's Building Inspection Division. Timelines vary with project complexity and whether a Geohazard Development Permit is required for slope stability—straightforward applications on flat, serviced lots move faster than hillside or acreage properties needing geotechnical review.

Often, yes—particularly on hillside lots or anywhere with view potential above the valley floor. Mission requires a Geohazard Development Permit for properties with slope stability, liquefaction, or flood risk, and a geotechnical report, typically $2,000-5,000, is standard on these sites before the city will issue a building permit.

Silverdale is a roughly 3,400-acre master-planned community on Mission's west side, being built out in phases and expected to eventually double the city's population. If you're buying land in or near Silverdale, confirm which phase your lot falls in—infrastructure, schools, and permitted uses vary as the neighbourhood fills in.

Yes, acreage and hobby-farm properties are common in Hatzic, though septic systems, wells, and Agricultural Land Reserve boundaries often factor into what's buildable. We work through those site-specific requirements as part of early planning rather than after a lot is already under contract.

Land and construction costs both run lower in Mission than in Burnaby, Coquitlam, or Vancouver, and permitting follows the standard BC Building Code without an elevated municipal step code. The trade-off is distance—Mission is roughly an hour from downtown Vancouver—so it suits buyers prioritizing space and value over a short commute.

Standard permits generally take a few weeks to a couple of months depending on project scope and how complete the initial application is. As a smaller municipality, New Westminster often moves faster than Vancouver or Surrey on comparable projects—except inside the Queen's Park Heritage Conservation Area, where Heritage Alteration Permit review adds meaningful time.

It's a designated heritage area covering roughly 700 properties, split into Protected and Non-protected classifications. If your property is Protected, new construction, demolition, or changes to the front, sides, or visible roofline require a Heritage Alteration Permit reviewed against neighbourhood design guidelines. It also comes with real upside—added density allowances, special BC Building Code provisions, and no heritage permit fees.

The city's terrain slopes steeply down toward the Fraser River, especially in Queen's Park, Sapperton, and Quayside. Almost any tall retaining wall needs an engineered design and a city permit, and a geotechnical survey is often worth doing early so foundation and site design account for the slope from the start.

Queen's Park is the destination for heritage-sensitive character home work. Sapperton and Glenbrooke North suit renovation and rebuild projects on more typical residential lots. Uptown offers a more urban mix, and Queensborough's newer, flatter lots make it the most straightforward area for new construction.

Yes, across most of the city, with New Westminster working toward full six-unit density by 2026. Queensborough has its own extended timeline to 2029 while the city studies infrastructure capacity there. We check current zoning on a given lot early since these rules have been shifting year to year.

Yes. We work across the North Shore—City of North Vancouver and District of North Vancouver. Requirements and timelines vary by municipality; we manage the process for you.

Timelines depend on the municipality and project type. We’ll give you a realistic schedule during the initial assessment and keep you updated through approval.

Yes. We do full custom homes, major renovations, second-story additions, and significant interior remodels. Our design-build approach means one team from concept through completion.

Complete submissions generally take 8-10 weeks for standard homes and 12-16 weeks for more complex projects. Sites that need a development permit first, or that get referred to outside agencies like the Agricultural Land Commission, will take longer.

Much of the city sits on peat and soft alluvial soil left behind by the Fraser and Pitt Rivers. Depending on your lot, a geotechnical engineer may specify piles, engineered fill, or a preload-and-monitor approach to deal with settlement before you can build. It's a standard part of construction here, not a red flag.

For most residential lots, no—but 86% of the city falls within the ALR, so if your property touches or borders it, expect your application to be referred to the Agricultural Land Commission for comment as part of the process.

Yes. Both are permitted under the current Zoning Bylaw, which makes multi-generational living or rental income a realistic option to build into a new home or major renovation from the start.

South Bonson, near the West Coast Express station, has newer housing without the soil and heritage complications of older lots. The town centre and Harris Road area offer established character homes with strong renovation and rebuild potential, close to the historic civic core.

Timelines vary by project complexity and how quickly an applicant addresses department comments—incomplete submissions restart review cycles. Complete, well-prepared applications move meaningfully faster. We manage this process closely so clients aren't the ones chasing down deficiency notices.

Richmond sits about a metre above sea level and relies on dikes for flood protection. When a lot is redeveloped, the city requires the new structure to be built to or above its Flood Construction Level. This affects foundation design and site elevation from day one, so it needs to be part of the plan before design finishes, not after.

Broadmoor and Terra Nova offer the largest lots and the strongest custom-home market, often 7,000-9,000+ sq ft. Steveston has heritage character and is currently protected from the province's small-scale multi-unit rules until 2030. Garden City and other central areas offer smaller, more accessible lots for renovation or rebuild projects.

Mostly yes—provincial legislation now allows three to six units on most Richmond lots depending on size and transit proximity. The core Steveston village area has a deferral until the end of 2030 and still follows standard single-family zoning. We check this early since it affects what's actually buildable on a given site.

Generally yes, largely because of flood-proofing and foundation requirements tied to Richmond's delta geography—expect that premium layered on top of standard construction costs regardless of neighbourhood. Land costs then vary widely from Broadmoor's estate lots to more modest central-Richmond properties.

Surrey has been actively streamlining permits and set records for approvals in 2024. Timelines vary by project complexity but the city offers online tracking and various programs to expedite qualified applications. Building permits expire 6 months after issuance.

Significantly. South Surrey—including Morgan Creek Ocean Park Crescent Beach and Elgin Chantrell—has a premium character more similar to Vancouver's west side than other Surrey neighbourhoods. Expect higher land values more custom builds and clients with higher-end expectations.

South Surrey dominates for custom builds. Morgan Creek offers mountain views and golf course proximity. Ocean Park and Crescent Beach provide ocean access and established character. Elgin Chantrell has acreage estates. Grandview Heights is newer with contemporary development.

Yes. The Rapid Transit Development Incentive Program offers 50% reduction in building permit fees for projects within 1.5km of SkyTrain stations or RapidBus routes. This applied to nearly 2400 homes permitted in 2024.

Surrey follows standard BC Building Code. The 2024 BC Building Code is now in effect. The city provides bulletins on energy step code requirements for various building types. No elevated step code like Vancouver.

Vancouver has the longest permit timelines in the Lower Mainland. Expect 6-9 months for approvals. We expedite pre-construction work so you're ready to build as soon as permits come through.

Vancouver has higher step code requirements than surrounding municipalities. This means stricter energy efficiency standards which adds to build cost but results in a better-performing home.

Yes. Many Vancouver homes have heritage value or are in heritage areas. We understand the city's requirements and know how to renovate while respecting character elements where required.

West Side is more established with higher land values and often involves heritage homes or knockdown rebuilds. East Van is up-and-coming with more renovation activity and a mix of home styles.

Completely. We manage all city submissions and approvals. Vancouver's process is complex but we know what they're looking for and how to move things forward.

Yes. We serve West Vancouver and the broader North Shore. We’re familiar with the District’s processes and design expectations.

Timelines depend on project scope and the District’s current workload. We’ll outline a realistic schedule during the initial phase and keep you informed through approval.

Yes. We do both high-end renovations and new custom homes. Our design-build approach means we’re involved from concept through completion, with consistent quality and communication.

Whistler's process usually takes longer than nearby municipalities because most custom homes and major renovations need a development permit and design review in addition to a building permit. Depending on complexity and the Advisory Design Panel's schedule, design and permitting commonly runs several months—often in the 4-9 month range—compared to weeks in a suburb like Burnaby.

In most cases, yes. RMOW's design guidelines are built around protecting the forest and mountain backdrop, so custom homes and significant renovations typically go through Planning Department review and are often referred to the Advisory Design Panel before a building permit can be issued.

Only if it's zoned for it. Nightly and short-term rentals are legal on parcels zoned Tourist Accommodation or covenanted as Phase 1 or Phase 2—most single-family residential zones don't allow it. If rental income is part of your plan, we confirm zoning before design work starts.

Kadenwood offers ultra-luxury ski-in/ski-out estates with private gondola access. Stonebridge is quieter and more secluded. Alpine Meadows is one of Whistler's largest neighbourhoods with a family-friendly mix of single-family homes and townhomes. Alta Vista sits along Alta Lake close to the Valley Trail and the Village, and Spring Creek is an established residential area a short drive from the core. Each has a different character and typical lot profile.

Custom construction commonly runs $500-800+ per square foot, with ultra-premium finishes on demanding sites pushing past $1,000. A full custom mountain home often represents a $2-5M+ total project depending on size, site complexity, and finish level—meaningfully higher than a comparable build in the Metro Vancouver suburbs.