Construction & Renovation Services in Coquitlam
Renovation services across Coquitlam -- from established Maillardville heritage homes to Burke Mountain new builds and Westwood Plateau executive properties.
Neighbourhoods We Serve in Coquitlam
Coquitlam Housing Stock & History
Coquitlam's housing stock spans over a century but is weighted heavily toward the 1980s-2000s period when the city's population quadrupled. The Austin Heights and Ranch Park areas developed primarily in the 1970s-80s with split-levels, raised ranches, and two-storey homes on moderate lots -- these neighbourhoods represent the core of Coquitlam's renovation demand as homes approach 40-50 years old with original kitchens, bathrooms, and systems. Westwood Plateau, developed in the 1990s-2000s, features larger executive homes (2,500-4,000 sq ft) with higher-end original finishes that are now beginning to date. Burke Mountain homes are the newest, typically well-built but with builder-grade finishes that some owners wish to upgrade immediately. Maillardville's heritage homes are small by modern standards (800-1,500 sq ft) and require sensitive renovation approaches that respect the neighbourhood's cultural significance. The SkyTrain corridor has added concrete high-rise towers and mid-rise condo buildings since 2016.
Development History
Coquitlam's name derives from the Kwikwetlem First Nation, whose territory encompasses the area around the Coquitlam River and Coquitlam Lake. European settlement began in earnest in the 1880s, initially centred around the construction of a CPR branch line and the establishment of a provincial psychiatric institution (now the Riverview Hospital grounds, with its remarkable collection of heritage trees and buildings that remain a community landmark). The municipality was incorporated in 1891, but for decades Coquitlam remained a largely rural community of farms, sawmills, and a few small settlements. Maillardville, in Coquitlam's southwest corner, holds a unique place in Western Canadian cultural history. Founded in 1909 when the Canadian Western Lumber Company recruited French-Canadian millworkers from Quebec and Ontario, Maillardville became the largest francophone community west of Manitoba. The neighbourhood developed its own churches (Notre-Dame-de-Lourdes and Notre-Dame-de-Fatima), schools, cultural associations, and a distinctive identity that persists today. The Festival du Bois, held annually since 1990, celebrates this heritage. Several homes and buildings in Maillardville are recognized on the community heritage register, and the City has taken steps to protect the neighbourhood's cultural character through heritage designation and sensitive infill guidelines. Coquitlam's transformation into a modern suburban city began with the opening of the Lougheed Highway in 1953 and accelerated through the 1970s-90s as farmland was converted to residential subdivisions. Coquitlam Centre (the mall and surrounding commercial district) became the city's urban core. The Evergreen Extension of SkyTrain, which opened in 2016, was the most significant infrastructure investment in the Tri-Cities' history, connecting Coquitlam to the regional transit network and sparking a wave of condo and townhome development around the Lincoln and Coquitlam Central stations. Burke Mountain, in the city's northeast quadrant, represents Coquitlam's newest chapter. Once forested mountainside, Burke Mountain has been developed since the mid-2000s into a master-planned community of single-family homes, townhomes, and neighbourhood amenities climbing the lower slopes of Burke Mountain itself. These homes -- typically built 2008-present -- represent some of the newest housing stock in Metro Vancouver and present a very different renovation profile than the city's older neighbourhoods. Westwood Plateau, developed primarily in the 1990s and early 2000s on the benchland above the Coquitlam River, features executive homes on larger lots with mountain views, representing Coquitlam's premium residential tier.
Construction & Renovation Guide: Coquitlam
Coquitlam offers a remarkably diverse renovation landscape within a single municipality, from heritage restoration in Maillardville to cosmetic updates in brand-new Burke Mountain homes, with everything in between. The most active renovation market is in the 1980s-90s suburban neighbourhoods -- Austin Heights, Ranch Park, Scott Creek, Eagle Ridge -- where homes are reaching the age where kitchens, bathrooms, roofing, and mechanical systems all need updating simultaneously. These homes were solidly built but with the materials and design choices of their era: laminate countertops, linoleum flooring, closed floor plans, and builder-grade fixtures. Coquitlam's terrain varies dramatically from the flat southwest (Maillardville, River Springs, portions of Austin Heights) to the mountainous northeast (Burke Mountain, Westwood Plateau). This terrain variation affects renovation costs and approaches -- projects in the hillier areas face many of the same access and drainage challenges as the North Shore, while flat-area projects are more straightforward. The transition zone through Eagle Ridge and Scott Creek introduces moderate slopes that create partial walk-out basement conditions, ideal for secondary suite conversions. The City of Coquitlam has been proactive in permitting secondary suites and coach houses, recognizing the need for housing diversity and rental options in a growing city. The 2016 SkyTrain extension created new demand for rental housing near transit, and secondary suites in homes within walking distance of stations are particularly valuable. Coquitlam's permit process is generally efficient and well-organized compared to some Metro Vancouver municipalities, with online application options and reasonable turnaround times for straightforward projects. One often-overlooked aspect of Coquitlam renovation is the city's wildlife interface. Burke Mountain, Westwood Plateau, and Eagle Ridge border significant wildlife habitat. Black bears, coyotes, and deer are regular visitors to properties in these areas, which can affect landscaping choices, garbage storage requirements, and outdoor living space design. The city has specific bear-aware bylaws that affect refuse storage and fruit tree management on properties near the interface.
Common Renovation Projects
- Kitchen renovations replacing 1980s-90s builder-grade cabinetry, laminate, and fixtures
- Bathroom modernization in homes with original 1980s-90s finishes
- Basement finishing for additional living space, home offices, or rental suites
- Open-concept main floor conversions in 1980s homes with closed kitchen layouts
- Secondary suite conversions, particularly in homes near SkyTrain stations
- Exterior siding and window replacement on aging suburban homes
- Deck and outdoor living construction, especially on Westwood Plateau and Burke Mountain lots with views
- Heritage-sensitive renovation of Maillardville homes preserving cultural character
- Roof replacement on 1980s-90s homes reaching end of original roof life
- Ensuite additions and bathroom expansions in homes with single-bathroom layouts
Typical Renovation Costs in Coquitlam
Estimates based on typical project scope. Actual costs vary by project specifics, material choices, and site conditions.
Unique Construction Challenges
- Terrain variation across the city means renovation costs and challenges differ significantly by neighbourhood. A basement renovation in flat Maillardville is a fundamentally different project than one on a steep Burke Mountain lot with access constraints and drainage challenges. Get quotes from contractors familiar with your specific neighbourhood.
- Maillardville heritage homes require sensitive renovation approaches. The City of Coquitlam has heritage protection provisions, and renovations to registered heritage properties -- particularly exterior changes -- may require Heritage Alteration Permits and compliance with heritage conservation guidelines.
- Burke Mountain and Westwood Plateau properties border wildlife habitat. Bears, in particular, are attracted to construction waste containing food residue, unsecured garbage, and fruit trees. Contractors working in these areas must follow bear-aware practices including secured waste bins and daily site cleanup.
- Many 1980s-90s Coquitlam homes used polybutylene (Poly-B) plumbing, which is now past its reliable service life. Insurance companies increasingly refuse to cover Poly-B piping, making replacement during renovation a practical necessity.
- The Evergreen SkyTrain extension has increased property values near stations but also increased construction noise sensitivity. Coquitlam enforces construction noise bylaws (typically 7 AM-7 PM weekdays, 9 AM-5 PM Saturdays, no Sundays/holidays), and complaints from nearby condo residents can result in enforcement action.
Foundation Types in Coquitlam
Coquitlam foundations vary with the terrain. Homes in the flat southwest (Maillardville, portions of Austin Heights) have standard poured concrete perimeter foundations, typically with 7-8 foot basement ceilings in 1970s-80s construction and 8-9 feet in 1990s and newer homes. Hillside properties in Eagle Ridge, Westwood Plateau, and Burke Mountain feature stepped or split-level foundations that follow the grade, often creating walk-out basement conditions on the downhill side -- ideal for secondary suite conversions with separate entrances. Burke Mountain's newer homes (2008-present) generally have 9-foot basement ceilings designed for future finishing. Maillardville's oldest heritage homes may have rubble stone or unreinforced concrete foundations from the early 1900s that require structural assessment before renovation.
Common Foundation Issues
- Low ceiling heights (6.5-7 feet) in 1970s basement construction limiting finishing options without costly underpinning
- Water infiltration in hillside properties, particularly on the uphill-facing foundation walls in Eagle Ridge and Westwood Plateau
- Aging weeping tile systems in 1970s-80s homes, particularly those using original clay tile that may be collapsed or root-invaded
- Minor cracking and efflorescence in 1980s-90s poured concrete foundations -- typically cosmetic but should be assessed before finishing basements
- Outdated waterproofing membranes in pre-2000 construction that have degraded over time
- Heritage foundation concerns in Maillardville -- early 1900s foundations may need reinforcement or replacement to support modern renovation loads
Environmental Considerations in Coquitlam
Asbestos
MEDIUM RISKProbability in area homes: 40-65% in pre-1985 homes
Coquitlam's asbestos risk is concentrated in the 1970s-early 1980s housing stock found in Austin Heights, Ranch Park, and older sections of Eagle Ridge. Homes built after 1990 -- including all of Burke Mountain and most of Westwood Plateau -- have negligible asbestos risk. The pre-1985 homes may contain asbestos in familiar locations: floor tiles, pipe insulation, textured ceilings, and drywall compound. Maillardville's heritage homes (1910s-40s) may also contain asbestos materials added during mid-century renovations. WorkSafeBC regulations require professional testing before disturbing suspect materials in any pre-1990 home, and all asbestos removal must be performed by licensed abatement contractors.
Common Asbestos-Containing Materials
- 9x9-inch vinyl floor tiles and black mastic adhesive (1970s-early 80s homes)
- Pipe and duct insulation wrap in mechanical rooms
- Textured ceiling coatings (popcorn/stipple) in 1970s-80s construction
- Drywall joint compound (pre-1980)
- Cement board siding on some 1970s homes
- Vermiculite attic insulation (rare but possible)
Radon
LOW-MODERATE RISKCoquitlam's radon risk varies by location within the city. Properties on the lower, flatter terrain (Maillardville, River Springs) sit on alluvial and glacial deposits that generally produce lower radon levels. However, homes on Burke Mountain, Westwood Plateau, and Eagle Ridge -- built closer to or on the Coast Mountains' bedrock -- may have elevated radon exposure, particularly in below-grade spaces with significant soil contact on the uphill side. Health Canada recommends testing every home regardless of location, and long-term testing (90+ days during heating season) provides the most reliable results. If levels exceed 200 Bq/m3, mitigation through sub-slab depressurization is straightforward and effective.
Soil & Drainage
Coquitlam's soil conditions reflect the city's geographic diversity. The lower, flatter areas (Maillardville, portions of Austin Heights, River Springs) sit on alluvial deposits from the Coquitlam and Fraser River systems -- generally well-drained sandy and gravelly soils with some clay content. Moving uphill through Eagle Ridge and into Westwood Plateau and Burke Mountain, soils transition to glacial till of increasing density over Coast Mountains bedrock. Burke Mountain's newer developments were built on terrain that was often forest floor over till and rock, with substantial grading and earthwork during development. Soil bearing capacity is generally good throughout Coquitlam, though the clay component in lower-area soils can cause seasonal expansion and contraction.
Drainage considerations: Drainage considerations differ markedly by neighbourhood. Flat-area homes need standard perimeter drainage and proper lot grading. Hillside properties on Burke Mountain, Westwood Plateau, and Eagle Ridge face slope drainage challenges similar to the North Shore -- water migrating downhill through permeable soil layers above less permeable till or bedrock, concentrating against uphill foundation walls. These homes require robust perimeter drainage, proper backfill, and often curtain drains or French drains uphill of the structure. Newer Burke Mountain homes were built with modern drainage systems, but homes from the 1980s-90s in Eagle Ridge and older Westwood Plateau areas may have aging weeping tile systems that need replacement. Properties near the Coquitlam River should have backwater valves to prevent sewer backup during high-water events.
All environmental assessments should be conducted by qualified professionals before renovation work begins. We coordinate testing and abatement as part of our renovation process.
Property Values & Renovation ROI in Coquitlam
Coquitlam's detached home values of $1.3-2.0 million place it in a sweet spot for renovation ROI. Properties are valuable enough that quality renovation is justified, but not so expensive that only luxury-level work makes sense. The 1980s-90s housing stock that dominates Austin Heights, Ranch Park, and Eagle Ridge responds extremely well to renovation -- a $100,000-$150,000 kitchen, bathroom, and flooring update in a home valued at $1.5M can add $180,000-$250,000 in perceived value. Secondary suite conversions near SkyTrain stations are particularly compelling investments, with rental income of $1,400-$2,000/month and a direct positive impact on property value for the legal suite designation.
Market outlook: Growing demand driven by SkyTrain accessibility. The Evergreen Extension put Coquitlam on the rapid transit map in 2016, and property values near stations have outpaced the broader market. Renovation demand is strong across all segments, from starter-home updates to executive-home refreshes on Westwood Plateau.
Building Permits & Regulations in Coquitlam
Building permits in Coquitlam are issued by the City's Building Division within the Development Services Department. The city offers an efficient permit process with online application options for straightforward projects. Coquitlam enforces the BC Building Code with particular attention to energy efficiency requirements (BC Energy Step Code) for new construction and major renovations. Electrical permits are handled by Technical Safety BC (TSBC), and gas fitting work requires TSBC-licensed gas fitters. The city has been supportive of secondary suites and coach houses, with streamlined permit processes for these housing types. Processing times for standard residential permits are generally 2-4 weeks for straightforward projects, though complex applications involving variances or development permits may take longer.
Common Permits Required
- Building permit for structural changes, additions, and basement finishing
- TSBC electrical permit for panel upgrades, new circuits, and rewiring
- Plumbing permit for fixture additions, drain modifications, and water service changes
- TSBC gas permit for furnace/boiler replacement, gas line work, and fireplace installation
- Demolition permit for removing existing structures
- Development permit for properties in environmentally sensitive areas or on steep slopes
- Heritage Alteration Permit for exterior changes to registered heritage properties in Maillardville
Heritage Considerations
Maillardville is Coquitlam's primary area of heritage significance. The City maintains a Heritage Register that includes several Maillardville properties, and the Place des Arts cultural centre celebrates the neighbourhood's francophone heritage. Renovations to registered heritage properties -- particularly exterior changes to facade, windows, siding, and rooflines -- may require Heritage Alteration Permits and must be sympathetic to the original architectural character. Interior renovations of heritage homes generally have more flexibility, though structural changes should be planned carefully to avoid inadvertently affecting heritage elements. The city offers heritage incentives including potential tax exemptions and relaxation of certain zoning requirements in exchange for heritage conservation commitments.
Zoning Notes
Coquitlam permits secondary suites in most single-family zones and has provisions for coach houses (detached secondary dwellings) on qualifying lots. The city has been receptive to gentle densification, particularly near SkyTrain stations where the Burquitlam-Lougheed neighbourhood plan envisions significant transit-oriented development. Burke Mountain development follows the Burke Mountain Neighbourhood Plan, which includes specific design guidelines for housing character. Properties in environmentally sensitive areas -- particularly near Coquitlam River, Eagle Ridge, and the Burke Mountain interface -- may require development permits with environmental assessment. Maximum building coverage and floor area ratios vary by zone.
Applicable Codes & Standards
- BC Building Code — Provincial building standards applicable to all renovation work
- Technical Safety BC — Electrical, gas, and fuel-related work requires permits and licensed technicians
- Vancouver Heritage Conservation — Heritage properties may require additional approvals
Key Renovation Considerations for Coquitlam
Coquitlam's most active renovation market is the 1980s-90s housing stock in Austin Heights, Ranch Park, Scott Creek, and Eagle Ridge. These homes are solidly built but have original kitchens, bathrooms, and systems that are at or past their refresh cycle. Plan for comprehensive updates rather than piecemeal fixes -- addressing kitchen, bathrooms, flooring, and lighting together produces better results and better value than sequential projects.
If your 1980s-90s Coquitlam home has polybutylene (Poly-B) plumbing, plan for replacement during your next renovation. Insurance companies are increasingly declining coverage for homes with Poly-B, and a mid-renovation leak can cause catastrophic damage to new finishes. Replacement with PEX costs $5,000-$10,000 for a typical home and is most economical when walls are already open.
Secondary suites near SkyTrain stations are Coquitlam's best renovation investment. Homes within a 10-minute walk of Burquitlam, Coquitlam Central, or Lincoln stations can command $1,600-$2,000/month for a well-finished basement suite. The City of Coquitlam has streamlined the permit process for legal secondary suites.
Burke Mountain homeowners should note that homes less than 10 years old are typically still covered by the BC New Home Warranty (2-5-10 warranty). Check your warranty coverage before renovating -- some modifications may affect warranty claims, particularly if they involve structural elements, building envelope, or plumbing and electrical systems.
Heritage-registered properties in Maillardville can access heritage incentives from the City including potential tax relief and zoning flexibility. If you own a heritage home and are planning renovation, contact the City's heritage planning staff to discuss available programs before finalizing your scope -- the incentives may expand what is financially viable.
Homes in Eagle Ridge, Westwood Plateau, and Burke Mountain border bear habitat. During renovation, ensure all construction waste bins are bear-proof or stored in enclosed spaces. Bears are attracted to food-contaminated materials and can cause significant damage to construction sites. The City of Coquitlam has bear-aware bylaws that apply to construction activities.
When renovating homes on Westwood Plateau or upper Burke Mountain, factor in the cost premium for hillside work. While not as extreme as West or North Vancouver, these properties still involve sloped lots, retaining walls, and access considerations that add cost compared to flat-lot renovations in Austin Heights or Maillardville.
Frequently Asked Questions: Renovations in Coquitlam
What does a typical kitchen renovation cost in Coquitlam?
Kitchen renovations in Coquitlam range from $35,000 to $80,000 depending on scope and material selections. The most common project -- replacing dated 1990s builder-grade kitchens in Austin Heights, Ranch Park, or Scott Creek homes -- typically falls in the $45,000-$65,000 range for quality cabinetry, quartz countertops, tile backsplash, new flooring, and updated lighting. Projects involving structural changes (wall removal for open concept), custom cabinetry, or high-end appliances can reach $70,000-$80,000. At Coquitlam's property values, a quality kitchen renovation is one of the strongest investments you can make.
Is Maillardville a heritage district, and how does that affect renovation?
Maillardville is recognized as Coquitlam's historic francophone neighbourhood, and several individual properties are listed on the City's Heritage Register. However, Maillardville is not a blanket heritage conservation area -- heritage protections apply to specific registered properties, not the entire neighbourhood. If your property is heritage-registered, exterior alterations visible from the street may require a Heritage Alteration Permit and must be sympathetic to the original character. Interior renovations have more flexibility. The City offers heritage incentives including potential tax exemptions. Even for non-registered homes, Maillardville's character is valued by the community, and renovations that respect the neighbourhood's history tend to be well-received and can positively affect property values.
Should I finish the basement in my Burke Mountain home?
Burke Mountain homes are excellent candidates for basement finishing. Most were built with 9-foot basement ceilings specifically designed for future finishing, and the newer construction (2008-present) means foundations are in excellent condition with modern waterproofing and drainage. A typical Burke Mountain basement finishing project costs $30,000-$70,000 depending on scope -- from a basic recreation room to a full secondary suite with bedroom, bathroom, kitchen, and separate entrance. Finished basements add significant usable square footage to these family-oriented homes. If you are considering a secondary suite, note that while Burke Mountain is farther from SkyTrain, rental demand remains strong from young professionals and families seeking Tri-Cities housing.
How does the SkyTrain affect renovation decisions in Coquitlam?
The Evergreen SkyTrain Extension (opened 2016) has significantly impacted Coquitlam's renovation market. Properties within a 10-minute walk of Burquitlam, Coquitlam Central, or Lincoln stations have seen above-average appreciation, making renovation investment at these locations particularly attractive. Secondary suites near SkyTrain stations command premium rents ($1,600-$2,000/month) due to transit-commuter demand. The transit connection has also increased buyer expectations -- homes near SkyTrain that still have 1980s kitchens and bathrooms are harder to sell at market value, creating strong incentive to renovate. If your home is near a SkyTrain station, prioritize renovation projects that maximize both livability and rental income potential.
Do Coquitlam homes commonly have polybutylene (Poly-B) plumbing?
Yes, many Coquitlam homes built between 1978 and 1995 were plumbed with polybutylene (Poly-B) supply lines, which are identified by their grey, blue, or black colour and stamped 'PB2110'. This includes a large portion of the housing stock in Austin Heights, Ranch Park, Scott Creek, and Eagle Ridge. Poly-B is now past its expected service life and is prone to sudden failure at fittings and joints. Many BC insurance companies have stopped covering Poly-B or charge significantly higher premiums. During any renovation that opens walls -- particularly kitchen and bathroom projects -- replacing Poly-B with modern PEX piping is strongly recommended. The cost ($5,000-$10,000 for a full home) is modest compared to the water damage risk from a Poly-B failure behind new finishes.
About Coquitlam
Coquitlam is a growing Tri-Cities municipality of 150,000+ residents, connected to the regional rapid transit network by the Evergreen SkyTrain Extension since 2016. The city's diverse housing stock -- from Maillardville's century-old francophone heritage homes to brand-new Burke Mountain family homes -- creates renovation demand across the full spectrum of project types. The 1980s-90s suburban housing stock in Austin Heights, Ranch Park, and Eagle Ridge represents the core renovation market, with homes reaching the age where comprehensive updates to kitchens, bathrooms, and systems are both needed and well-justified by current property values. Coquitlam's efficient permit process, supportive secondary suite policies, and strong rental demand near SkyTrain stations make it one of the most renovation-friendly municipalities in Metro Vancouver.
Our Services in Coquitlam
Bathroom Renovations
Full bathroom remodels from compact ensuites to spa-inspired retreats
Kitchen Renovations
Modern kitchen remodels tailored to your lifestyle
Basement Renovations
Turn your lower level into usable, comfortable living space
Secondary Suites & Laneway Homes
Legal secondary suites and laneway home construction
Legal Rental Suites
Code-compliant rental suites that generate income
General Contracting
Full-service residential construction and renovation management
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