Question 1

Must a Vancouver contractor hold a business licence?

Accepted Answer

Yes — any contractor working in Vancouver must hold a valid City of Vancouver business licence, and this applies to contractors based outside the city who perform work within Vancouver's boundaries.

This is one of the most overlooked requirements in the local trades industry. Under the City of Vancouver's Business Licence By-law, anyone operating a business within city limits — including contractors headquartered in Burnaby, Surrey, or anywhere else in Metro Vancouver — must obtain a Vancouver

Question 2

How do I check that a Vancouver contractor is properly insured?

Accepted Answer

Ask for a Certificate of Insurance (COI) before signing anything — this is the single most important document you can request from any contractor working on your home.

A Certificate of Insurance is a one-page summary issued by the contractor's insurance broker that shows their coverage types, policy limits, and expiry dates. Any legitimate contractor should be able to provide this within 24-48 hours of your request. If they hesitate, make excuses, or can't produce one, treat that as a serious r

Question 3

How does the holdback work when paying a contractor in BC?

Accepted Answer

In BC, the Builders Lien Act requires homeowners to hold back 10% of every progress payment made to a contractor, and keep that holdback for 55 days after the work is substantially completed. This is a legal requirement — not optional — and it protects both you and any subtrades or suppliers who worked on your project.

Here's how it works in practice. Say you hire a general contractor for a $100,000 renovation and they invoice you $30,000 for the first phase of work. You pay $27,000 and hold ba

Question 4

What is a builders lien and how does it affect my Vancouver renovation?

Accepted Answer

A builder's lien is a legal claim registered against your property title when a contractor, subcontractor, or supplier hasn't been paid for work or materials they provided on your renovation. In British Columbia, this is governed by the Builders Lien Act — and it can seriously complicate your ability to sell or refinance your home if one is registered against you, even if you paid your general contractor in full.

Here's the part that catches many Vancouver homeowners off guard: you can be expos

Question 5

Who signs a Schedule B on a Vancouver project?

Accepted Answer

A Schedule B is signed by the registered professional (architect or engineer) who is responsible for field review of the work they've designed. It's one of the most important documents in Vancouver's building permit process — and understanding who signs it can save you significant delays and confusion.

In the City of Vancouver (and across BC under the BC Building Code 2024), the building permit system relies on a Letters of Assurance framework. These are standardized forms that assign accountab

Question 6

Should I pull my own permit in Vancouver or let the contractor do it?

Accepted Answer

In most cases, let your licensed contractor pull the permit — but understanding why (and when you might do it yourself) will make you a smarter client.

When a contractor pulls the permit, they're taking on legal responsibility for the work meeting the BC Building Code (BCBC 2024). Their name is on the permit, which means they're accountable to the City of Vancouver's building department for every inspection. This is actually a strong consumer protection for you — a contractor who won't pull a p

Question 7

Why does a Vancouver job need a WorkSafeBC clearance letter?

Accepted Answer

A WorkSafeBC clearance letter confirms that your contractor is registered with WorkSafeBC and has no outstanding premiums or penalties — protecting you as the homeowner from financial liability if something goes wrong on your job site.

Here's the core issue most homeowners don't realize: under BC law, if a contractor you hire isn't registered with WorkSafeBC and a worker gets injured on your property, you can be held responsible for the unpaid premiums and potentially the costs associated with

Question 8

What insurance limits are normal on a Vancouver renovation?

Accepted Answer

Most Vancouver renovation contractors carry $2 million in Commercial General Liability (CGL) insurance, and that's the right baseline for the majority of residential projects. However, depending on the scope of work and where you live, you may need — or want — higher limits.

For standard home renovations like kitchen remodels, bathroom upgrades, flooring, or basement finishing, $2 million CGL is the industry norm and what most homeowners and strata corporations require. This coverage protects y

Question 9

My contractor walked off the job in Vancouver, where do I stand?

Accepted Answer

When a contractor walks off the job in Vancouver, you have real legal protections — but you need to act quickly and strategically to protect yourself.

This is unfortunately not uncommon in Metro Vancouver's busy construction market, and BC has specific laws that govern exactly this situation. Here's what you need to know.

Understand Why They Left — It Matters Legally

The first question is whether the contractor had a legitimate reason to stop work. Under BC contract law and the BC Business Pr

Question 10

Will my home insurance cover damage during a renovation in BC?

Accepted Answer

Home insurance coverage during a renovation in BC is a grey area that catches many Vancouver homeowners off guard — and the short answer is: it depends heavily on the scope of work, and you must notify your insurer before work begins.

Standard home insurance policies in BC are written for occupied, finished homes in their normal condition. The moment you start a significant renovation, your risk profile changes — and insurers take that seriously. Failing to disclose an active renovation can voi

Question 11

What is 2-5-10 warranty coverage in BC?

Accepted Answer

The 2-5-10 home warranty is mandatory insurance coverage that protects buyers of newly built homes in British Columbia, required under the Homeowner Protection Act and administered through BC Housing. It's one of the strongest new home warranty programs in Canada.

The name refers to three tiers of coverage that kick in over time. The first two years cover defects in labour and materials — things like faulty workmanship, defective fixtures, and systems that weren't installed correctly. For detac

Question 12

What does bonded mean for a Vancouver contractor?

Accepted Answer

A "bonded" contractor has purchased a surety bond — a financial guarantee that protects you if the contractor fails to complete the work or causes damages they don't cover. It's one of three credentials you should always verify alongside a business licence and WorkSafeBC coverage.

Here's how it actually works: a surety company (a specialized insurer) guarantees to a third party — typically you, the homeowner — that the contractor will fulfill their contractual obligations. If the contractor wal

Question 13

What does the 2-5-10 home warranty actually cover in BC?

Accepted Answer

BC's 2-5-10 home warranty is mandatory coverage on all new homes built by a Licensed Residential Builder — and it's one of the strongest new home warranties in Canada. The numbers refer to the duration of coverage across three tiers, and understanding what falls into each tier can save you thousands of dollars in disputes down the road.

The Three Coverage Tiers Explained

The "2" covers labour and materials defects, but it's actually a bit more nuanced than just "two years on everything." Deta

Question 14

Can I act as my own general contractor in British Columbia?

Accepted Answer

Yes, you can act as your own general contractor in British Columbia for most residential renovation projects, but there are important legal requirements and limitations you need to understand.

Acting as your own general contractor means you'll coordinate all trades, manage schedules, handle permits, and ensure code compliance. While this can save money on contractor markup (typically 15-25%), it requires significant time, construction knowledge, and project management skills.

Legal Requirement

Question 15

Should I hire a designer or an architect for my renovation?

Accepted Answer

The choice between a designer and architect depends on your project's scope and complexity. For most residential renovations in Metro Vancouver, an interior designer or residential designer will meet your needs and budget, while architects are essential for structural changes, additions, or complex projects requiring professional engineering oversight.

Interior designers excel at space planning, material selection, and creating functional, beautiful interiors. They're perfect for kitchen and ba

Question 16

Should I pay a contractor upfront or in installments?

Accepted Answer

Never pay a contractor the full amount upfront — this is one of the biggest red flags in construction and leaves you completely vulnerable if things go wrong.

The standard practice in Metro Vancouver is to structure payments based on project milestones, typically with no more than 10% down for materials or permits, followed by progress payments as work is completed. Legitimate contractors have established credit with suppliers and don't need large upfront payments to purchase materials.

Recomm

Question 17

What do contractors charge per square foot for renovations in Surrey?

Accepted Answer

Renovation costs in Surrey typically range from $50-200+ per square foot depending on the scope of work, with most homeowners paying $75-150 per square foot for comprehensive renovations.

The wide range reflects the significant difference between basic updates and high-end renovations. Basic renovations (paint, flooring, fixtures) generally cost $50-75 per square foot, while mid-range renovations (new kitchen, bathroom updates, some electrical/plumbing) run $75-125 per square foot. High-end ren

Question 18

What does a project manager do and should I hire one for my renovation?

Accepted Answer

A project manager coordinates all aspects of your renovation — scheduling trades, managing timelines, handling permits, and ensuring quality control. For complex renovations over $50,000 or projects involving multiple trades, hiring a dedicated PM can save you significant time, stress, and often money through better coordination and fewer delays.

A construction project manager acts as the central hub for your renovation, handling the intricate dance of coordinating multiple contractors, supplie

Question 19

What is the going rate for a general contractor in Metro Vancouver?

Accepted Answer

General contractor rates in Metro Vancouver typically range from $75-150 per hour for smaller projects, with larger renovations often priced as a percentage markup (15-25%) on total project costs. The wide range reflects the contractor's experience, project complexity, and current market demand.

For hourly rates, expect to pay $75-95/hour for newer contractors or simpler work, $95-125/hour for experienced professionals on standard renovations, and $125-150+/hour for specialized work or high-end

Question 20

What should I do before the contractor starts work on my home?

Accepted Answer

Before any contractor begins work on your home, you need to verify their credentials, secure proper permits, establish clear contracts, and protect your property and family. This preparation phase is crucial for avoiding costly mistakes, legal issues, and safety hazards during your renovation.

Verify Contractor Credentials and Insurance

Start by confirming your contractor is properly licensed and insured for Metro Vancouver work. Check that they have current WorkSafeBC coverage (BC's workplac

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