Residential Construction

What does residential construction involve?

Residential construction covers new home builds delivered with a licensed partner, additions and structural alterations, and full interior renovations such as kitchens and bathrooms — each requiring drawings, a building permit, trades coordination, municipal inspections and a documented handover. The difference from commercial work is not technical complexity so much as context: the work happens in or beside somewhere people live, under municipal rules that in Metro Vancouver are unusually specific about form, energy performance and neighbour impact.

Scope divides usefully into three types. Alterations inside the existing envelope, where the main variables are what is behind the walls. Additions and structural work, which involve foundations, engineering and often a zoning review. And new builds, which we deliver in partnership with licensed residential builders. Multigroup handles project management, trade coordination and site delivery; our licensed building partner holds the BC Housing Residential Builder Licence and provides the mandatory home warranty. One point of contact for you, and full compliance on the paperwork.

What does the process look like, start to finish?

1. Site assessment. Review the existing structure, foundation, drainage, electrical service, plumbing and heating; identify age-related issues such as knob-and-tube wiring, older cladding assemblies or materials requiring a hazardous materials survey before demolition.
2. Scope and budget. Define the work in writing, price it against real drawings, and carry a contingency sized for the age of the house.
3. Drawings and consultants. Architectural or design drawings, structural engineering for removals and additions, energy modelling where the BC Energy Step Code requires it, a survey for anything affecting siting, and an arborist report where protected trees are near the work.
4. Permits. Building permit plus electrical, plumbing and gas permits; development permit or zoning review where siting, height or floor area change; demolition permit where applicable.
5. Construction. Demolition and protection, structural work, envelope, rough-in, insulation and air sealing, drywall, finishes, cabinetry and fixtures.
6. Inspections. Foundation, framing, insulation and vapour barrier, electrical, plumbing, gas, and final building inspection; air tightness testing where required.
7. Deficiency walkthrough and handover. A joint walk producing a written deficiency list, correction, then close-out with warranties, manuals, as-built information and maintenance guidance.

What drives the cost of a residential project?

• Structural change. Removing walls, altering load paths or reworking a floor plan brings engineering, temporary support and inspection requirements.
• The age and condition of the house. Older wiring, plumbing, insulation and foundations frequently need upgrading once the walls are open, and code requires it in the areas being worked on.
• Mechanical and electrical. A heat pump, added circuits, a panel or service upgrade, new ventilation and re-piping are major line items and often mandatory rather than optional.
• Kitchens and bathrooms. These concentrate plumbing, electrical, tile, waterproofing and cabinetry into small areas, so cost per square foot is far higher than elsewhere in the house.
• Living in the house during construction. Phasing, dust separation, temporary kitchens and restricted work areas all reduce productivity and extend the schedule.
• Long-lead items. Windows, cabinetry, tile, appliances and specialty fixtures commonly set the finish date.
• Permit and review timelines. Design review, energy compliance and inspection scheduling all consume calendar time; confirm current municipal processing times before fixing a move-in date.

What permits and approvals apply in Vancouver and Metro Vancouver?

Structural work, additions, new builds, and changes to plumbing, electrical, gas or the building envelope require a building permit and the relevant trade permits. The City of Vancouver administers its own building by-law and zoning, and requirements differ meaningfully in Burnaby, Richmond, Surrey, Coquitlam, New Westminster, North Vancouver and West Vancouver — including how laneway and secondary suites are handled, tree protection rules, setbacks and floor area calculations, and drainage and stormwater requirements. Provincially, the BC Building Code and the BC Energy Step Code set the technical and energy performance baseline, which affects insulation, windows, air tightness and mechanical ventilation on new construction and larger renovations.

Practical implications: an energy advisor and air tightness testing may be part of your project, an arborist report may be required where protected trees stand near the work, and character or heritage guidelines apply in parts of Vancouver and on the North Shore. On the North Shore in particular, slope, creeks and geotechnical conditions add review steps. Confirm requirements with the specific municipality before design, because they shape the design rather than merely approving it.

How long does a residential project take?

Design, permitting and material lead times usually exceed the on-site work for renovations, and rival it for new builds. Faster projects have finished drawings and selections before construction starts, permits obtained before trades are booked, long-lead items ordered early, and a vacant house. Slower projects are delayed by design changes after permit issuance, concealed conditions found in older homes, selections made late, structural surprises, and inspection or weather scheduling.

Living in the house during construction — what changes?

Staying in place is possible for contained work and rarely sensible for whole-house or structural projects. Where it is done, expect dust barriers and zip walls, protected floors and stairs, negative air where required, a defined boundary between work zone and living zone, daily cleanup, and a work-hours window set by the municipal noise bylaw — most Metro Vancouver municipalities limit construction noise on weekday daytime hours with tighter or no allowance on Sundays and holidays. Utilities get shut off and restored for specific tasks, and a temporary kitchen or bathroom arrangement should be agreed before work starts rather than improvised in week two.

Common mistakes, and what to check before signing

• Starting demolition before drawings and permits are complete, then redesigning around what was found.
• No contingency on a house over 30 years old.
• Making finish selections during construction, which stalls trades and triggers change orders.
• Ignoring the energy code implications of the work until permit review flags them.
• Overlooking drainage, waterproofing and ventilation in favour of visible finishes.
• Comparing bids that do not cover the same scope or carry the same allowances.

Before signing, confirm the written scope, the allowances and exclusions, who applies for permits, the schedule and its permit assumptions, the change order process, the payment and progress draw schedule, and the close-out deliverables including the deficiency list and warranty terms.

Frequently asked questions

Do I need a permit for a kitchen or bathroom renovation?

Generally yes once plumbing, electrical or walls are involved. Purely cosmetic work may not require one. Confirm with your municipality for the specific scope before starting.

Can I live in the house during a renovation?

For contained, single-room work, usually yes with dust separation and a defined work zone. For whole-house or structural projects, moving out is normally faster, cheaper and safer.

What is the BC Energy Step Code?

A provincial framework setting energy performance requirements for new construction, affecting insulation, windows, air tightness and ventilation. Which step applies depends on the municipality and the building type.

What hours can construction happen?

Construction noise hours are set by municipal bylaw and differ across Metro Vancouver, with weekday daytime hours the norm and restrictions on evenings, Sundays and holidays. Check the bylaw for the specific municipality.

How are older homes handled?

With a hazardous materials survey before demolition where the age warrants it, and an expectation that wiring, plumbing and insulation in the affected areas may need to be brought up to current requirements.

Where do you build?

Across Metro Vancouver, including Vancouver, Burnaby, Richmond, Surrey, North Vancouver, West Vancouver, Coquitlam and New Westminster.

Related reading

• Residential build planning guide for Metro Vancouver
• Renovation permits in Vancouver
• Kitchen and bathroom renovation costs in Vancouver

How do I get a project priced?

Send the scope, the address and any drawings you already have to info@multigroup.ca, call 778-819-5933, or use the quote request form. Multigroup Contracting has operated as a general contractor out of Suite 700 - 838 West Hastings Street in Vancouver since 2016, and works across Metro Vancouver including Vancouver, Burnaby, Richmond, Surrey, North Vancouver, West Vancouver, Coquitlam and New Westminster.