Folkestone Way
Open living and dining
Home Renovation in North Vancouver
Full Home Renovations
Home renovation in North Vancouver, West Vancouver and Vancouver by Jordan Lane General Contracting, a North Shore based builder, HAVAN Award winner, licensed and insured.
Renovations require working with old spaces and structures while using new techniques and requirements and to blend both together seamlessly. A great renovation should look like a new room or space from a new built home. With hundreds of renovations under our belts the Jordan Lane team delivers a new polished look to your old space.
What We Do
What a Full Home Renovation Covers
A full home renovation reworks most or all of the house in one project: kitchen, bathrooms, flooring, lighting, millwork, windows and doors, and often the structure behind the walls. It suits owners who like their street and their lot but need the house itself to work differently, and owners who have bought an older North Shore or Vancouver home that needs updating from end to end.
Jordan Lane is the general contractor for the whole job. We run the demolition, the structural work, the plumbing and electrical, the inspections and every finishing trade, and you deal with one team from the first site visit to the final walkthrough. Whole home work, additions and building envelope upgrades all run through the same crew.
Our Process
How a Whole Home Project Runs
Every renovation follows the same order, whether it is a Lower Lonsdale condo or a three level West Vancouver house. Decisions are made before demolition, not during it, so the site keeps moving once the walls open up.
Step 01
Site visit
We walk the house with you, talk through what stays and what goes, and get a feel for the budget range before anything is drawn.
Step 02
Scope and quote
You get a written scope with line items and allowances for finishes, so the number is tied to real decisions and not a guess.
Step 03
Design, permits and selections
Drawings and engineering where structure changes, the permit application with your municipality, and tile, cabinetry and fixture selections locked in before demolition.
Step 04
Construction
Demolition, structural work, rough in plumbing and electrical, inspections, drywall, finishing and millwork, scheduled trade by trade.
Step 05
Walkthrough
A final walkthrough with a deficiency list, then handover of the keys, manuals and warranty paperwork.
Your Options
Decisions That Shape the Project
There is no single right way to renovate a house. These are the choices we talk through on the first visit, and each one has a trade off.
Keep the layout or open it up
Keeping the walls where they are avoids engineering and structural cost. Opening the main floor needs beams, an engineer, a permit and more time, and it changes how the whole house feels.
All at once or in phases
Doing the whole house in one go means one disruption, one permit and trades that follow each other efficiently. Phasing spreads the spend but repeats setup, protection and some trade costs.
Stay or move out
A partial scope can be done around you with dust walls and a working bathroom. A full gut usually means moving out, because there is no kitchen and no plumbing for a stretch.
Addition or rework
Adding square footage is the right call when the existing footprint cannot fit the plan. Reworking the space you have is cheaper per room and keeps the roof and foundation as they are.
Building envelope
New windows, roofing, cladding and insulation add to the budget but fix the house before the finishing goes in, so you are not opening finished walls later.
Finish level
Standard finishes keep the budget predictable. Custom millwork, imported stone and specialty lighting raise it, and the gap shows most in kitchens and bathrooms.
Cost
What Drives the Cost of a Home Renovation
We do not publish a price per square foot, because two houses of the same size can land far apart once the scope is known. What we do is give you a line item quote after a site visit, so you can see where the money goes and adjust the scope before work starts.
These are the factors that move the number the most on a whole home project.
- Scope: how many rooms, and whether the structure changes
- Structural work, beams and engineering
- Moving plumbing, gas and electrical rather than replacing in place
- Age of the house, including abatement of old materials in pre 1990 homes
- Finish level: cabinetry, stone, tile, flooring and lighting
- Permits, drawings and inspections
- Site access, especially on hillside and view lots
- Strata rules and work hours for condo and townhouse projects
Project Photos
Whole Home Projects We Have Built
Three complete renovations, one in each of our main cities. Click any photo to open it full size. See the full gallery.
Folkestone Way
Glass stair rail
Folkestone Way
Roof deck
West 2nd Street, North Vancouver
Living room with fireplace feature wall
West 2nd Street, North Vancouver
Built in cabinetry
West 2nd Street, North Vancouver
Staircase
Gastown Loft Living
Living room and kitchen
Gastown Loft Living
Custom stair treads and polished concrete floors
Gastown Loft Living
Bedroom with built in wardrobes
Service Area
Home Renovation Across the North Shore and Vancouver
Our office is at 553 7th Street East in North Vancouver, and most of our whole home work is within a short drive of it.
West Vancouver
Home Renovation in West Vancouver
Folkestone Way is a complete West Vancouver renovation: open kitchen under new skylights, glass stair rail, covered deck and a roof deck with an ocean view. West Vancouver houses are often hillside view homes with tight access, so staging and deliveries are planned before the first truck arrives.
North Vancouver
Home Renovation in North Vancouver
North Vancouver is home. The West 2nd Street project reworked every room of the house, from the fireplace feature wall and built in cabinetry to the office, closets and laundry. We also renovate Lower Lonsdale condos and 1960s and 1970s North Vancouver houses that need their mechanical systems brought up to date.
Vancouver
Home Renovation in Vancouver
In Vancouver we have taken a Gastown loft back to its structure and rebuilt it with polished concrete floors, built in wardrobes and custom tile, and gutted a Yaletown penthouse down to the studs. The 419 East 18th before and after sliders on our homepage are a Vancouver whole home project too.
Also servingBurnaby, Coquitlam, Port Moody, Port Coquitlam and Richmond.
FAQ
Home Renovation Questions
The questions people ask most before they call. If yours is not here, call the office.
What is the typical cost of a home renovation in Vancouver?
There is no typical number we would stand behind without seeing the house. The spread between a cosmetic refresh and a full gut with structural changes is very wide. After a site visit we quote line by line, so you see what each part of the scope costs and can trim it before work starts.
Can I renovate a bathroom for $10,000?
It depends on what the bathroom needs. Replacing fixtures in the same spots is a different job from moving drains, rebuilding the shower and retiling. We do not quote a bathroom without seeing it, and within a whole home renovation the bathrooms are priced as part of the overall scope.
Do I need to move out during a full home renovation?
For a full gut, usually yes. There will be a stretch with no kitchen, no working bathroom and a lot of dust. For a partial scope we can often keep one bathroom and a temporary kitchen going and seal off the work area.
Do we need a permit for our renovation?
Structural changes, additions and most plumbing and electrical work need permits from your municipality, whether that is the City or District of North Vancouver, West Vancouver or Vancouver. Cosmetic work usually does not. We confirm what applies on your job and handle the application and inspections.
Do we need a designer before we call you?
No. Some clients arrive with a designer and drawings, and we work with them. Others start with a site visit and we bring in design and engineering as the scope needs it.
How long does a full home renovation take?
It depends on the scope, the permit timeline in your municipality and the lead times on cabinetry, windows and fixtures. We give you a schedule with the quote and update it as selections are confirmed.
Talk to Us About Your Home
Call the office or send a message from our contact form and we will set up a site visit.
