How do I know if my Vancouver house has good bones for a renovation?

A house with "good bones" has solid structural elements, functional systems, and a layout that can adapt to modern living without requiring major structural changes. Here's how to evaluate your Vancouver home's renovation potential.

Foundation and Structure Assessment

Start with the foundation — this is literally your home's bones. Look for major cracks, settling, or water damage in the basement or crawl space. Vancouver's older homes (pre-1980) may have unreinforced foundations or cripple walls that need seismic upgrading under the BCBC 2024 requirements. Check for sagging floors, which could indicate beam or joist issues. Load-bearing walls are crucial — removing them requires structural engineering and permits, adding $3,000-$8,000+ to your project.

Systems and Infrastructure

Examine your electrical panel — homes with 60-amp service or knob-and-tube wiring need complete electrical upgrades ($8,000-$15,000). Galvanized plumbing (common in pre-1960s Vancouver homes) should be replaced. Check your heating system — older oil or electric baseboard systems are prime candidates for heat pump upgrades, which qualify for CleanBC Better Homes rebates up to $16,000 for income-qualified homeowners.

Layout and Flow Potential

Good bones include rooms that flow logically and can accommodate modern open-concept living. Vancouver Specials (those boxy 1960s-80s homes throughout East Van and Burnaby) actually have excellent bones — their simple post-and-beam construction makes interior walls easy to relocate. Character homes in Kitsilano or Mount Pleasant may have choppy layouts but often feature high ceilings and large windows that create renovation potential.

Building Envelope Condition

Vancouver's wet climate makes the building envelope critical. Check for water damage around windows, doors, and the roofline. Homes with cedar siding in good condition are renovation gold — it's expensive to replace and adds character. Stucco homes need careful inspection for cracks that could allow water penetration. A solid roof with 10+ years of life remaining saves you $15,000-$30,000 during renovation.

Professional Assessment

For homes built before 1990, consider hiring a structural engineer ($800-$1,500) to assess seismic vulnerabilities and structural capacity. This is especially important if you're planning to remove walls or add a second story. A building envelope consultant ($1,000-$2,000) can identify moisture issues before they become expensive problems.

Red Flags vs. Green Lights

Red flags include major foundation movement, extensive water damage, or homes requiring complete system replacements. Green lights are solid foundations, newer roofs, updated electrical panels (100+ amp service), and flexible floor plans. Even homes needing work can have good bones if the structure is sound.