If you own an older home in Coquitlam and are thinking about renovating, the first question probably isn't what colour to paint the walls or which countertop to choose. It should be:What is actually going on inside the house?
Older homes can have plenty of character. They can also have decades of previous repairs, renovations and modifications hidden behind walls, ceilings and floors. That doesn't mean an older Coquitlam home is a problem waiting to happen. It means the renovation should begin with understanding the existing house before deciding what to change.
This is particularly important in Coquitlam because the City has specific procedures for buildings 30 years or older. Its guidance asks owners to consider hazardous materials, the age and condition of services, zoning, property restrictions and other existing conditions before undertaking renovations, additions or restorations.
Here are the areas worth checking first.
1. Start With the Age of the House
Before planning the renovation, find out approximately when the house was built.
The age doesn’t tell you everything, but it gives you an important starting point.
A home built several decades ago may have:
- Older plumbing
- Older electrical systems
- Older insulation
- Previous additions
- Multiple layers of flooring
- Previous renovations
- Aging exterior services
- Materials that require testing before demolition
The City of Coquitlam specifically has an Aged Buildings (30 Years or Older) Renovations, Additions and Restorations Guide, reflecting the additional considerations that can arise when working on older buildings.
If you know the approximate construction date, tell your contractor before the project is scoped.
It can change the questions that need to be asked before demolition begins.
2. Check for Asbestos Before Demolition
This is one of the most important checks when renovating an older home.
WorkSafeBC states that asbestos was widely used in B.C. building materials and may still be present in older buildings. It can be found in materials including drywall compounds, textured ceiling coatings, insulation, vinyl flooring and other products.
If a renovation involves disturbing existing materials, don’t rely on appearance alone to determine whether something contains asbestos.
This matters because demolition can turn a material that was undisturbed for decades into a potential exposure hazard.
For homeowners, the practical lesson is simple:
Don’t start demolition before you understand what you’re dealing with.
If asbestos-containing materials are identified, qualified professionals should handle the appropriate assessment and abatement.
3. Look Behind the Walls — Before You Decide What the Walls Can Do
One of the most common goals in an older-home renovation is to create a more open layout. A homeowner may look at a wall between the kitchen and living room and think:
“That wall needs to go.”
But the important question is: What is that wall doing?
It may be:
- Non-load-bearing
- Load-bearing
- Supporting another floor
- Supporting roof loads
- Housing plumbing
- Carrying electrical wiring
- Concealing mechanical systems
Removing a wall can therefore be much more involved than demolition. Before changing the layout, the existing structure needs to be understood. This is especially important when the renovation involves opening up a main floor, enlarging a kitchen or connecting previously separate rooms. The design you want is only one part of the equation.
The existing structure determines how that design can be achieved.
4. Check the Plumbing Before Moving the Kitchen or Bathroom
Older plumbing can become an important part of a renovation once walls and floors are opened.
If you’re planning to move:
- A kitchen sink
- Dishwasher
- Bathroom vanity
- Toilet
- Shower
- Laundry
- Additional fixtures
the existing plumbing layout needs to be considered.
Adding fixtures or relocating them can also put additional demands on existing services.
Coquitlam’s guidance for older buildings specifically points homeowners toward considering the age and condition of existing water, sanitary and storm services when planning renovations, additions or restorations.
The City also has specific plumbing permit requirements for renovation and addition projects.
So before choosing the location of a new kitchen island or bathroom, understand what has to happen underneath the floor and behind the walls.
5. Don't Ignore the Electrical System
Older homes can have electrical systems that were perfectly adequate when the house was built but are no longer suited to the way a modern household uses electricity.
Today’s homes may require substantially more electrical capacity for:
- Appliances
- Induction cooking
- EV charging
- Home offices
- Heat pumps
- Additional lighting
- Entertainment systems
- Bathroom upgrades
- Laundry equipment
A renovation is often the right time to evaluate the electrical system because walls and ceilings may already be open.
If you’re changing the kitchen, adding rooms or substantially altering the layout, electrical requirements should be considered during planning rather than after the drywall goes back up.
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.
6. Check the Existing Water and Sewer Services
This is an area homeowners may not think about until a project is already underway.
Coquitlam’s guidance for older buildings specifically highlights the age and condition of municipal and private services, including water, sanitary and storm connections. The City’s published guidance says older non-PVC storm and sanitary services and water services older than 30 years may require replacement in certain circumstances, including when triggered by the applicable construction requirements.
The City’s building information also advises homeowners to enquire about replacement when private underground service connections and piping to the house are more than 30 years old.
This doesn’t mean every older house automatically needs its underground services replaced.
It means you should know what you have before assuming those systems can simply remain untouched.
7. Look for Previous Renovations
An older home isn’t necessarily the same thing as an untouched home. In fact, some of the most complicated renovation conditions can come from the renovations that happened before you bought the house.
You may find:
- Walls moved without documentation
- Different generations of wiring
- Plumbing added at different times
- Multiple flooring layers
- Ceiling changes
- Previous additions
- DIY modifications
- Finishes covering older materials
If you have access to previous drawings, permits or renovation records, review them before construction. And if you don’t have them, that doesn’t necessarily stop the project. It simply means the existing building needs to be investigated carefully.
8. Check the Permits Before You Finalize the Design
This is another area where homeowners can save themselves a lot of frustration by asking questions early.
The City of Coquitlam states that permits are generally required for changes to existing buildings and identifies major renovations, structural repairs, basement finishing and work affecting fire and life-safety systems among projects that may require a permit.
The City also explains that permit applications can require drawings and supporting documentation, followed by inspections during construction.
So if you’re thinking:
“We’ll figure out the permits after we decide what we’re doing.”
it’s usually better to reverse that order.
First understand the proposed work.
Then determine what approvals and documentation are required.
That can influence the design, schedule and budget.
9. Check the Property, Not Just the House
A renovation isn’t always limited to the building itself. Before planning a major addition or exterior change, check:
- Zoning
- Setbacks
- Lot coverage
- Building height
- Easements
- Rights-of-way
- Covenants
- Driveway requirements
- Trees and vegetation restrictions
- Existing services
This becomes particularly important if your renovation involves an addition, new living space, exterior changes or significant structural work.
The property may have limitations that aren’t obvious from inside the house.
10. Check the Windows, Insulation and Building Envelope
Not every problem is visible during a normal walk-through.
Older homes may have areas where the building envelope, insulation or air sealing no longer performs the way a homeowner expects.
Look for signs such as:
- Drafts
- Condensation
- Cold rooms
- Moisture
- Staining
- Damaged exterior materials
- Deteriorated window frames
- Unusual temperature differences between rooms
If you’re already opening walls during a renovation, this can be an opportunity to investigate conditions that would otherwise remain hidden.
The goal isn’t to replace everything simply because the house is old.
The goal is to determine what actually needs attention.
11. Look for Moisture Before You Close Everything Back Up
Water can be one of the most expensive surprises in an older home.
Before closing walls and ceilings, look carefully for evidence of:
- Previous leaks
- Plumbing failures
- Roof leaks
- Window leakage
- Bathroom moisture
- Rot
- Mould
- Damaged framing
A stain doesn’t automatically mean there is an active leak.
But it deserves an explanation.
One of the advantages of a properly managed renovation is that areas that were previously inaccessible can be inspected while they’re open.
The Goal Isn't to Make an Old House New
There is an important distinction between renovating an older home and replacing everything in it.
An older Coquitlam home may have things worth keeping:
- Original woodwork
- Interesting proportions
- Mature landscaping
- Solid construction
- Character details
- Natural materials
- A layout that can be improved rather than completely replaced
The best renovation isn’t necessarily the one that removes every trace of the home’s history.
Sometimes the better approach is to understand what is worth preserving, identify what needs to be upgraded and then carefully connect the old with the new.
That is where good renovation planning begins.
Planning an Older Home Renovation in Coquitlam?
Pacific Living Contracting works with homeowners on residential renovation and construction projects in Coquitlam and surrounding Metro Vancouver communities, including interior renovations, additions, carpentry and millwork, drywall and ceiling work, fireplace renovations and other construction projects.
If you’re considering renovating an older home, a good place to start is with an assessment of the existing house and a clear definition of what you want to change.
