What should I know before adding a second storey to my Vancouver bungalow?

Adding a second storey to your Vancouver bungalow is a major structural renovation that requires careful planning, significant investment, and compliance with multiple regulations. You'll need a structural engineer, architect, and Licensed Residential Builder, plus permits that can take 4-6 months to obtain in Vancouver.

Structural and Foundation Considerations

Your existing foundation and structure must be evaluated by a structural engineer to determine if they can support the additional load. Many Vancouver bungalows built before 1980 have shallow foundations or unreinforced concrete that may need upgrading. Under BCBC 2024's updated seismic requirements (effective March 10, 2025), you'll likely need significant structural reinforcement including proper bracing to resist lateral loads from wind and earthquakes. Vancouver sits in a high seismic zone, making this particularly important.

The foundation may need underpinning or complete replacement, which can add $50,000-$150,000 to your project. If your home has a crawl space, converting to a full basement during the addition often makes financial sense. You'll also need to verify that your lot coverage and height restrictions allow for the addition — Vancouver's zoning bylaws limit building height and require setbacks from property lines.

Regulatory Requirements and Permits

This project requires a full building permit from the City of Vancouver (604-873-7000 or vancouver.ca). You'll need architectural drawings, structural engineering plans, and compliance with BCBC 2024, including the new Energy Step Code requirements (currently Step 3, moving to Step 5 by 2032). The permit process typically takes 4-6 months and costs $15,000-$30,000 depending on project size.

Since you're substantially altering the structure, you must use a Licensed Residential Builder registered with BC Housing, and the work will be covered by 2-5-10 home warranty insurance. All electrical work must be done by a TSBC-licensed electrician, plumbing by a licensed plumber, and gas work by a TSBC-licensed gas contractor. Each trade requires separate inspections.

Costs and Timeline

Budget $200-$400 per square foot for a quality second-storey addition in Vancouver — significantly higher than the national average due to local construction costs, seismic requirements, and permit complexity. A typical 800-square-foot addition ranges from $160,000-$320,000, not including foundation work, temporary housing, or cost overruns.

Total project timeline is typically 12-18 months from design to completion. You'll likely need temporary accommodation for 3-6 months during construction, especially when the roof is removed. Factor this into your budget — rental costs in Vancouver can easily add $3,000-$5,000 monthly.

Key Planning Steps

Start with a structural assessment and architectural consultation to determine feasibility. Consider whether you want to stay in the home during construction (usually not possible) and explore financing options early — construction loans have different requirements than traditional mortgages. Review your property's zoning, heritage designation status, and any view protection covenants that might restrict height.

Professional Team Assembly

You'll need an architect for design and permit drawings, a structural engineer for foundation and framing analysis, and a Licensed Residential Builder for construction. Get multiple quotes and verify all licensing through BC Housing and Technical Safety BC. This is not a DIY project — the structural, electrical, and permit requirements make professional expertise essential for safety and legal compliance.