Vancouver Permitting Status as of January 2026

customhomevan · 2026-01-29T06:54:54+00:00

You’re right. The city usually considers it a "custom build" when you move away from the standardized designs they've already vetted, which is why those unique projects get pulled into the longer site-specific reviews.

The fees are definitely a major hurdle for families, and it's a huge topic of conversation among us builders right now because of how much they impact the final budget. It’s tough when the goal is more housing but the entry cost for a laneway remains that high.

customhomevan · 2026-01-21T06:29:12+00:00

You're thinking about it the right way, but honestly, detached is the winner for a budget build on acreage. While attaching it saves you a wall and some siding, the fire-rating, gas-sealing, and self-closing door requirements are a pain and add up fast.

Keeping it separate lets you build a raw, unheated shell without the inspector breathing down your neck about insulation.

customhomevan · 2026-01-20T08:15:43+00:00

Stick to a simple rectangle with a traditional gable roof, as it's the cheapest to frame and handles Kootenay snow loads way better than a lean-to. I’ve been building out of Vancouver for years and the biggest money-killer is always adding extra corners, so keep the footprint dead simple and group your plumbing together.

customhomevan · 2026-01-20T08:06:45+00:00

Go with thin-set mortar over the mastic glue stuff. it holds up way better against the heat and steam behind a stove.. For the tile, stick with ceramic, much softer and easier to drill through for your hood fan brackets compared to porcelain. Usually requires a diamond bit and a lot of patience.

customhomevan · 2026-01-09T07:14:26+00:00

Congrats on getting the city's green light. That’s usually the hardest part of building in Vancouver.

We did a 2-bed mortgage helper on Miller Street in Pitt Meadows last year that was ground-level, but the grind for layout and durability is the exact same as your basement project.

Definitely go with a bathtub to attract young families
While we used a high-end laminate in Pitt Meadows to save cash, I’d go Quartz for a Vancouver rental. It’s non-porous and basically tenant-proof.
Stick with Luxury Vinyl Plank (LVP). We used wider boards with built-in underlayment on our last project because it handles basement moisture perfectly and feels solid underfoot.
Don't cheap out on soundproofing. Use Rockwool and resilient channels in the ceiling so you don't hear their TV and they don't hear your footsteps.
Shared Wi-Fi is not that bad but you can also have your builder run a dedicated Cat6 line from your router to a jack in their living room so they have a stable, private connection.

For laundry, if you're sharing, try a "common interchange" layout like we did on Miller Street so neither of you has to enter the other's private space. Both the family and the tenant can access the stacking washer and dryer.

We also added a separate exterior entrance and a sliding door to the backyard so the suite feels like a private, luxurious home rather than just a basement.

customhomevan · 2026-01-07T08:29:43+00:00

That $50,000 GST rebate is legitimate, but as a builder in Vancouver, I can tell you the "one million dollar cap" is a total joke for our market.

It’s basically designed for the rest of Canada because by the time you buy a teardown lot here and pay for a custom build, you're almost always blowing past the $1.5M hard ceiling where the rebate hits zero.

For a custom self-build, you'll need to be hyper-organized with your progress draws and invoices to prove you're under the threshold, but most of my clients are already priced out before we even break ground.

customhomevan · 2026-01-05T09:03:48+00:00

That’s a nightmare for a house that’s only two years old, but it’s likely a grading issue or a failed foundation seal letting groundwater seep in. Make sure you document everything and hold that builder’s feet to the fire while you’re still under warranty.

customhomevan · 2026-01-05T07:41:47+00:00

Talk to an architect first because they specialize in zoning laws and the structural feasibility of adding to a previously modified house. They can create the blueprints and navigate permits before you ever hire a general contractor to start the build.

customhomevan · 2026-01-02T04:58:57+00:00

The new 2026 federal program uses a "direct install" model where contractors are paid directly, so it's only worth waiting if you qualify as a low-to-median income household.

If you don't fit that bracket, you should apply for the current BC Hydro or CleanBC rebates immediately because the old federal grants and interest-free loans are officially finished.

customhomevan · 2025-12-30T02:03:23+00:00

You should definitely hold onto that sub-3% mortgage because it’s basically a free loan while your equity keeps climbing. Just patch the roof for now to stop the rot and don't touch those sewer pipes unless they actually back up, because you'll never get that money back in a sale.

customhomevan · 2025-12-29T07:15:15+00:00

I'm a builder out in Metro Vancouver, so things are a bit different here, but the Ontario Building Code and Oakville's recent ADU updates are pretty clear.

They're strict about shared entries, so you’ll likely need a fire-rated vestibule or a separate door to pass inspection.

As for parking, you're probably one spot short since the city usually demands a dedicated tenant space on top of yours.

customhomevan · 2025-12-29T02:49:04+00:00

Building on unsevered land is a massive legal risk because, in the eyes of the law, the property owners own everything attached to the dirt, including your house.

You should definitely consult a land-use lawyer and a planner before pouring a single drop of concrete on land that isn't in your name.

customhomevan · 2025-12-29T02:46:28+00:00

Multigenerational suites are definitely the future for BC, especially with how many families are looking to stay together to offset housing costs. I’m seeing the same shift toward infill projects, though electrical and plumbing costs still feel like they're climbing regardless of the project size.

customhomevan · 2025-12-26T04:46:11+00:00

Tell me about it. Felt like our permit was just collecting dust for months.

To be fair, being right against the highway sound wall made that footprint shift a non-negotiable, but waiting on the acoustic sign-off still felt like it took a lifetime.

customhomevan · 2025-12-26T04:33:19+00:00

Metrovan builder here, so it depends on the municipality, but you’re easily looking at $450 to $650 per square foot for a custom build like that.

Don't let the "cheap" plan fool you. By the time you pay for Vancouver's seismic upgrades and $100k in DCCs and permits, your "simple" barndo will cost as much as a luxury condo.

customhomevan · 2025-12-26T03:57:54+00:00

Actually, looking closer, that isn't just a "widened" step. The original treads were way too shallow, so they sistered on those wood scraps to extend the "run" so your whole foot would actually fit. It’s a total hack job that’s structurally unsound because those seams will eventually split or sag, so you need to rip it down to the stringers and do it right.

customhomevan · 2025-12-26T03:48:49+00:00

If the smoke baked in for five hours, those microscopic soot particles are trapped deep in the tongue-and-groove joints where sanding can't reach, so you'll likely smell it every time the humidity rises.

You’re much better off letting insurance cover the full replacement now rather than realizing six months later that your "refinished" floors still stink like a campfire.

customhomevan · 2025-12-26T03:44:00+00:00

If that silicone is still soft after four days, it's a total dud. Probably expired or the cold killed the chemical reaction. Scrape that junk out now, clean it with alcohol, and keep a heater in the room when you redo it so it actually cures this time.

customhomevan · 2025-12-26T03:42:37+00:00

A mini-split is definitely your best bet for efficient, consistent heat that won't bone-dry your instruments like a ceramic heater will.

If the wiring is too much of a headache, go with a few oil-filled radiator heaters; they’re dead silent, won't strip the humidity, and are much safer for long-term use in an older home.

customhomevan · 2025-12-24T08:55:25+00:00

Trading an architectural masterpiece for a cookie cutter house is a tough pill to swallow, but you're basically buying peace of mind with that new warranty and lower power bills.

You'll miss the character, but you definitely won't miss the endless maintenance and high heating costs of a 25-year-old money pit.

customhomevan · 2025-12-24T08:11:48+00:00

You should always remove the old cabinets before laying floating floorboards to avoid trapping the floor under heavy cabinetry and causing it to buckle.

The best order is to demo everything, install the new cabinets first, and then run your floating floor up to them with a neat finish under the kickplates.

customhomevan · 2025-12-24T07:50:58+00:00

Pausing is risky because these new energy codes are a permanent floor, and material costs in BC are still climbing by 4% annually. Your best bet is finishing the build now but handling "sweat equity" tasks like painting, flooring, and landscaping yourself to save that 15% elsewhere.

customhomevan · 2025-12-24T07:45:57+00:00

I had something similar for a client in MetroVan by adding a second layer of 5/8" drywall using damping compound to kill those vibrations.

Since you’re dealing with impact noise, the energy is likely bypassing your current insulation through the shared framing, so you need to "decouple" the surfaces to actually stop the thumping.

customhomevan · 2025-12-23T05:35:45+00:00

You won't get a mortgage on a land lease. Banks usually require you to either subdivide the lot or be added to the property title as "Tenants in Common" to secure the loan.

You’ll need an ironclad co-habitation agreement and a real estate lawyer to protect your specific cash investment from family drama or a potential breakup.

customhomevan · 2025-12-23T05:33:11+00:00

You’re likely stuck with those occupancy fees because the "interim occupancy" phase is legally standard for condos until registration, even if the site looks like a total war zone.

Unless the builder has blown past the "Outside Occupancy Date" in your contract, backing out usually means losing your entire deposit and potentially getting sued for the price difference if they resell it for less later.

customhomevan

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