If you have started planning a home renovation in Vancouver, Coquitlam, Port Moody, Port Coquitlam or elsewhere in Metro Vancouver, you have probably already discovered a frustrating problem:
There is no single number for what a renovation costs. One website might tell you that renovations cost a certain amount per square foot. Another might quote a completely different figure. A contractor may give you a rough range that seems surprisingly high compared with what you expected.
The reason is simple: two homes with the same square footage can require completely different renovations.
Replacing flooring, painting and updating finishes is one project. Opening a wall, relocating plumbing, upgrading electrical, rebuilding a kitchen and renovating two bathrooms is another.
So, what should a Vancouver homeowner actually budget for in 2026?
The short answer is that current published Metro Vancouver renovation data puts projects across a very wide range, from smaller room renovations to major whole-home transformations. Some current market guides place whole-home renovations around $150–$400+ per square foot depending on scope, while other local project data shows typical whole-home projects landing in the tens or hundreds of thousands of dollars. These figures are useful for planning, but they should not be treated as quotes.
The more useful question is not simply “What does renovation cost per square foot?” It is: “What am I actually changing in my house?” A realistic starting point for Vancouver homeowners.
Recent Vancouver-area guides report whole-home projects ranging from roughly $150,000 to well above $600,000 depending on the scope, while individual kitchen and bathroom projects can vary dramatically based on cabinetry, finishes, layout changes and mechanical work.
A $30,000 bathroom renovation and a $60,000 bathroom renovation can both be completely reasonable numbers. The difference may come down to the size of the room, whether plumbing is being moved, waterproofing, tile, glass, cabinetry, fixtures and the amount of work hidden behind the walls. That is why a renovation budget should always begin with scope, not a square-foot calculator.
Why renovation costs vary so much
1. The existing condition of your home
This is one of the biggest variables. A newer home with accessible plumbing, updated electrical systems and relatively straight walls can be much more predictable to renovate than an older home where previous renovations have created layers of unknown conditions. Once walls and ceilings are opened, contractors may discover:
> outdated plumbing
> damaged framing
> inadequate insulation
> previous unpermitted work
> electrical issues
> water damage
> structural problems
> old building materials requiring specialized handling
Some of these issues are impossible to price accurately before the relevant areas are opened. This is one reason a renovation quote should not be viewed as simply a list of materials and labour. It is also an assessment of risk and uncertainty.
2. Moving walls costs more than painting them
A common mistake is to think primarily in terms of finishes. But the biggest cost increases often happen when you change the layout.
For example, consider two kitchens.
Kitchen A
The cabinets stay in approximately the same location. The homeowner replaces:
> cabinets
> countertops
> backsplash
> sink
> fixtures
> flooring
> lighting
This is a very different project from:
Kitchen B
The homeowner wants to:
> remove a wall
> enlarge the kitchen
> move the island
> relocate plumbing
> upgrade electrical
> add new lighting
> install custom cabinetry
> change flooring
> repair surrounding walls and ceilings
The second project involves substantially more trades, coordination and construction. If the wall is structural, engineering and additional structural work may also be required. The City of Vancouver specifically identifies moving interior walls and partitions, structural changes, and moving plumbing, electrical or gas lines among renovation work that can require permits. Requirements vary by municipality and project.
So when someone asks, “How much does a kitchen renovation cost?”, the honest answer is:
Which kitchen, and what are you changing?
3. Kitchens can be deceptively expensive
Cabinetry is often one of the largest components of a kitchen renovation. There is a significant difference between:
> keeping existing cabinet boxes
> replacing doors and hardwa
> reinstalling stock cabinets
> installing semi-custom cabinets
> building fully custom cabinetry
> incorporating specialty millwork
Then there are countertops, appliances, plumbing fixtures, lighting, electrical work, flooring, backsplash, painting and installation. Recent 2026 Vancouver-area guides put complete kitchen renovations anywhere from roughly the $25,000 range into the $80,000–$100,000+ range, with highly customized projects going substantially higher.The important point is not the exact number.
It is understanding what the number includes. A $40,000 kitchen quote and an $80,000 kitchen quote may not actually be competing quotes for the same renovation.
4. Bathrooms are small — but that doesn't make them cheap
Bathrooms are another good example of why square footage can be misleading. A relatively small bathroom can require:
> demolition
> waterproofing
> plumbing
> electrical
> ventilation
> tile installation
> flooring
> vanity
> countertop
> shower glass
> fixtures
> lighting
> drywall
> painting
And if the layout changes, the plumbing may need to move as well.
Current Greater Vancouver renovation guides commonly place complete bathroom renovations in the approximate $25,000–$45,000+ range, with larger or highly customized bathrooms moving beyond that. Other local project data shows a much broader range depending on the scope. Again, the number should be treated as a planning reference rather than a quote.
Older Vancouver-area homes can introduce another layer of cost
This is particularly important for homeowners in Vancouver and the Tri-Cities. Many homes in the region were built decades ago. During a renovation, the contractor may uncover conditions that were not visible during the initial estimate. There is also an important safety issue with older homes: asbestos.
WorkSafeBC states that asbestos was widely used in B.C. building materials through the 1990s and that homes built before 1990 are likely to contain materials that may require testing before renovation or demolition. Materials that may contain asbestos include certain drywall compounds, flooring, insulation, textured ceiling materials and other building products. {WorkSafeBC — Licensing and Certification for Asbestos Abatement}.
This is not something to simply add as a small miscellaneous line in a renovation budget.If testing or abatement is required, it can affect both cost and schedule. Since January 1, 2024, B.C. has required asbestos-abatement employers to be licensed and workers performing asbestos abatement to be trained and certified. For homeowners planning significant demolition in an older property, asbestos assessment should therefore be part of the planning conversation before work begins.
What about permits?
Permits are another area where homeowners sometimes underestimate the total project cost. Not every renovation requires the same approvals. The Province of B.C. notes that permit requirements can vary according to the project and local government, and homeowners should confirm requirements with the municipality where the property is located.
In Vancouver, for example, the City identifies structural changes, moving interior walls and moving plumbing, electrical or gas lines as work that can require permits. Cosmetic work such as interior painting and replacing certain fixtures, cabinets and flooring generally does not require a building permit. This matters in the Tri-Cities as well. A renovation in Coquitlam, Port Moody or Port Coquitlam should not automatically be assumed to follow exactly the same permitting process as a project in Vancouver. Before establishing a final budget, find out what approvals your particular project requires.
Permit requirements vary depending on the project and location, so homeowners should confirm requirements with their local government before construction begins. [See B.C.'s guide to building and renovation permits →]
How much should you set aside for unexpected costs?
A renovation budget should have some room for uncertainty, particularly when working with an older home or when significant demolition is involved. That does not mean assuming that everything will go wrong. It means recognizing that some conditions cannot be confirmed until the existing construction is exposed.
The best way to reduce surprises is not simply to add a huge contingency. It is to invest more effort in defining the project before construction begins. That can include:
> reviewing the existing house
> identifying structural changes
> determining permit requirements
> investigating older materials
> completing design drawings
> selecting major materials early
> clearly defining inclusions and exclusions
> identifying allowances
> discussing potential hidden conditions
The more decisions that are made before demolition begins, the easier it becomes to control the budget.
So, what should a Vancouver homeowner actually budget?
There isn't one number that applies to every renovation. As a broad 2026 planning exercise, a homeowner might think about the market in terms of project scale:
Smaller renovation
Approximately $15,000–$50,000
A bathroom, contained carpentry project, flooring and finishing work, or smaller renovation.
Medium renovation
Approximately $50,000–$150,000
A substantial kitchen, multiple-room renovation, basement work or a more comprehensive interior update.
Major renovation
Approximately $150,000–$300,000+
Significant structural, layout, mechanical or multi-room work.
Whole-home transformation
$300,000–$700,000+
Major renovations involving extensive reconstruction, custom work, multiple systems and higher-end finishes can move considerably beyond this range.
These are planning categories, not Pacific Living Contracting price lists. Published Vancouver-area data varies considerably because different contractors are measuring different scopes and project types.
The number that matters is the one developed around your house, your scope and your specifications.
Planning a renovation?
Pacific Living Contracting works with homeowners on residential renovation and construction projects throughout the Lower Mainland, including interior renovations, additions, carpentry and millwork, drywall and ceiling work, fireplace renovations, Poly-B replacement and restoration, and related construction work.
If you're still at the planning stage, start with the scope of work, the condition of your home and the changes you want to make. From there, the budget becomes much easier to understand.
