When your home no longer fits your life, you face a high-stakes choice: renovate or rebuild. The “right” answer depends on your lot, structure, code triggers, budget risk tolerance, and timeline—not just taste.
At reVISION Design + Build, we guide Vancouver and Burnaby homeowners through this decision with hard data and site-specific feasibility. Here’s a clear way to decide.
When a Major Renovation Makes Sense
Renovating lets you transform your home without leaving the neighbourhood (schools, commute, community stay intact).
Benefits of renovating
- Keep location + character: Preserve curb appeal or heritage features while modernizing systems and layouts.
- Shorter path than a full rebuild (often): Many large renos follow a building-permit-only path; full teardowns typically need development + building permits. Heritage/character status can add layers either way.
- Selective scope control: Phase work or target high-impact areas (kitchen/core plan fixes, envelope, MEP upgrades).
- Potentially lower upfront cost: If the structure is sound and the plan avoids major code “triggers,” renos can be more capital-efficient than starting from scratch. (Big caveat: see “Upgrade triggers” below.)
Best for homeowners who
- Have a reasonably sound foundation/structure worth investing in
- Want to modernize layouts, finishes, envelope, and systems without changing massing drastically
- Prefer to avoid full teardown logistics (tree protection, demolition, servicing upgrades)
Important local reality: “upgrade triggers”
In Vancouver, significant alterations can require targeted safety/energy/accessibility upgrades under the Vancouver Building By-law (VBBL Part 11). What gets triggered depends on scope; all new work must meet current by-law, and unsafe conditions must be corrected. We plan renos to deliver value while managing these triggers. (BC Publications, City of Vancouver)
When Building New Is the Better Choice
Sometimes the most efficient path is to start fresh.
Benefits of new construction
- Total design control: Floor plan, daylighting, envelope, systems—everything is optimized from day one.
- Higher performance by default: New low-rise homes in Vancouver must use zero-emissions space and water heating equipment (e.g., electric heat pumps), improving comfort and operating costs. (City of Vancouver)
- Fewer compromises: No working around poor structure or awkward legacy layouts.
- Resale clarity: A cohesive, code-current home with modern systems can simplify future sale positioning.
Best for homeowners who
- Are ready to demolish and rebuild on their lot
- Want maximum flexibility (height/massing within zoning), seismic resilience, and best-in-class energy performance
- Are comfortable with a longer permitting + construction timeline and full-site logistics
Local policy backdrop
B.C. introduced the Zero Carbon Step Code to guide municipalities toward lower-carbon new buildings. Vancouver already requires zero-emission heating for small residential new builds and continues to tighten performance standards. This is a point in favour of rebuilding when you want top-tier efficiency and future-proofing. (Government of British Columbia, City of Vancouver)
Renovate vs. Rebuild: A Practical Decision Framework
Use this as a quick filter before we run a site-specific feasibility:
Choose Renovation if…
- Structure and foundation are sound; no major water or settlement issues
- You can achieve your must-have layout with targeted structural changes
- Your scope won’t trigger disproportionate Part-11 upgrades relative to value delivered (we assess this early) (BC Publications)
- Your priority is staying in place sooner with managed budget risk
Choose Rebuild if…
- Foundation/structure issues make “fix + finish” uneconomical
- You want a fundamentally different massing/stacking (e.g., add a full second storey with optimal stairs, ceiling heights, mechanical zones)
- You want the best operational carbon profile (all-electric heating/cooling, airtight envelope, high R-values) under current Vancouver requirements for new homes (City of Vancouver)
- You’re optimizing for 20-year total cost of ownership and future resale
Budget, Timeline, and Risk—What to Expect (Honestly)
- Budget: Per-square-foot averages on the internet are blunt tools. Vancouver costs vary by site access, soil, tree protection, servicing, envelope spec, and finish level. Industry references (e.g., Altus Group’s annual guide) show costs have stabilized in 2025 versus the spikes of 2021–2023—but local conditions still dominate outcomes. We build bottoms-up budgets from drawings and trade quotes, not generic PSF ranges. (Altus Group)
- Timeline: Rebuilds typically run longer due to demolition, potential development permit, complete building permit review, and full site works. Large renos can be faster, but heritage status, structural interventions, and Part-11 upgrades can extend durations.
- Contingency: Hidden conditions are the #1 renovation risk. We strongly recommend robust pre-construction investigation (selective demo, camera scoping, structural review) to de-risk surprises.
- Code/energy: New builds must meet current energy/emissions requirements; renos must meet code for the new work and address safety, with additional upgrades as triggered. (City of Vancouver, BC Publications)
A Third Path You Should Not Ignore: Gentle Density
If you’re on a standard Vancouver lot, a multiplex or similar gentle-density option may create more value than a single new home—through added saleable/rentable area or multi-generational living. Vancouver’s R1-1 changes allow up to six homes per lot (with specifics by lot size and tenure). We can test whether a multiplex or secondary suite/laneway re-plan beats both a simple reno and a single new build on ROI. (City of Vancouver)
How We Help You Decide (Fast)
- Feasibility Lite: Zoning + by-law scan, structural/readiness cues, high-level budget bands, and timeline risks.
- Concept & Options: Two to three concept schemes (renovate vs. rebuild vs. gentle-density) with pros/cons, order-of-magnitude costing, and code/energy implications.
- Delivery Plan: Clear scope, sequence, and cash-flow plan—so you move forward with confidence.
Ready to Choose the Right Path?
Whether you’re leaning toward a major renovation or a ground-up custom home, the smartest first step is a targeted feasibility.
📅 Book a free Renovate-vs-Rebuild consultation—we’ll review your lot, structure, code triggers, and ROI options, then outline your best path in plain English.
