Renovation Contractor for Surrey, Langley & Metro Vancouver
Kyrax Developments is a BC Housing licensed renovation contractor. Home renovations are a core service line alongside our custom home and land development work — bathroom, kitchen, basement, and condo renovations across Surrey, Langley, and Metro Vancouver, plus commercial tenant improvements and strata upgrades throughout the Fraser Valley.
Renovation pages, by city and service.
Bathroom Renovations — Surrey
Full bathroom renovations across South Surrey, Newton, and Panorama Ridge — walk-in showers, accessible upgrades, and complete remodels.
Bathroom Renovations — Langley
Bathroom renovations across the Township and City of Langley — Willoughby, Walnut Grove, Brookswood, and Fort Langley.
Bathroom Renovations — Vancouver
Bathroom renovations in Vancouver houses and condos — built to the City's own Building By-law, with permits and strata approvals managed.
Bathroom Renovations — Burnaby
Bathroom renovations in Burnaby houses, duplexes and condos — City of Burnaby alteration and trade permits and strata approvals managed.
Kitchen Renovations — Vancouver
Kitchen renovations in Vancouver houses and condos — building, plumbing, gas and electrical permits and strata approvals managed under one team.
Basement Renovations — Vancouver
Basement finishing and legal secondary suite conversions across Vancouver, Burnaby, and the North Shore.
Condo Renovations — Vancouver
Strata-approved condo renovations across Metro Vancouver — bylaw compliance, insurance, and occupied-building scheduling handled for you.
Home Renovations — North Vancouver
Bathroom, kitchen and basement renovations in both the City and the District of North Vancouver — two sets of permit rules, one contractor.
Home Renovations — Abbotsford
Kitchen, bathroom and basement renovations in Abbotsford — City building and plumbing permits, gas and electrical through Technical Safety BC.
Commercial TI, strata upgrades & heritage retrofit
Commercial tenant improvements, strata upgrades, and heritage retrofit are part of the same Renovation & TI discipline — see the full breakdown on our Services page.
One renovation contractor, every trade.
Design & scope
A walkthrough of the space, a scope document, and a realistic sense of what's structural versus cosmetic before a single wall comes down.
Permits & code compliance
Building, plumbing, and electrical permits pulled and managed directly with the municipality — Surrey, Langley Township, City of Langley, or Vancouver.
Demolition & structural work
Safe demolition, load-bearing assessment, and any structural changes required to open up a bathroom, basement, or condo floor plan.
Trades & procurement
Plumbing, electrical, framing, drywall, and finishing trades procured and scheduled directly — no layered subcontractor markups.
Finishing
Tile, cabinetry, fixtures, flooring, and paint — coordinated so trades don't collide and the finish schedule holds.
Inspection & handover
Final inspections booked and passed, deficiency list cleared, and a clean handover — the same standard we apply to a custom home.
A clear arc, from first walkthrough to final key.
Walkthrough & scope
We assess the existing space, discuss what you want to change, and flag anything structural or code-related early.
Design & permits
Layout confirmed, materials selected, and permit applications submitted where the scope requires plumbing, electrical, or structural sign-off.
Procurement
Fixtures, tile, cabinetry, and trade scheduling locked before demolition starts — a fixed plan, not a moving target.
Build
Demolition, rough-ins, framing, and finishing carried out in sequence, with the principal checking in on progress and quality.
Inspection & handover
Final inspections, deficiency walkthrough, and documentation handed over — with support available after completion.
Renovating in British Columbia has its own rules.
Kyrax Developments holds BC Housing Residential Builder Licence #57802 as a General Contractor and Developer. Renovation work that touches structure, plumbing, or electrical systems in BC should be carried out by a licensed contractor who can pull the correct permits.
Most municipalities in the Fraser Valley and Metro Vancouver — Surrey, Langley, Vancouver, Burnaby — require permits for plumbing relocation, electrical work, structural changes, and secondary suite construction. Cosmetic-only work (paint, flooring replacement, fixture swaps) usually doesn't trigger a permit, but the line isn't always obvious, and we confirm it before we start.
Outside the City of Vancouver, the BC Building Code sets the minimum requirements for ventilation in wet rooms, ceiling heights, egress windows for legal bedrooms and insulation values. Vancouver is one of the exceptions the Province names: the City adopts its own Building By-law under the Vancouver Charter, so there the same questions are answered by the Vancouver Building By-law. Either way they matter once a bathroom, basement or condo renovation goes beyond a cosmetic refresh; our basement renovations page shows how the Vancouver rules apply to a suite. Source: Province of British Columbia, About the BC Building Code, verified September 2026.
Condo and townhouse renovations in a strata building add an extra layer — alteration approval, insurance certificates, and building-specific rules on work hours, noise, and common-property access. Our condo renovations page covers this in detail.
A large share of the housing stock across Surrey, Langley, and Vancouver predates current code. Basement and bathroom renovations in older homes often surface moisture, outdated wiring, or drainage issues once walls open up — we plan for that possibility rather than treat it as a surprise.
Every renovation prices differently — here's why.
We don't publish flat prices because no two renovations are the same — a like-for-like bathroom refresh and a full basement suite conversion carry entirely different scopes. These are the variables that move the number in either direction.
Cosmetic vs. structural
Swapping fixtures and finishes costs far less than moving plumbing stacks, relocating walls, or reconfiguring a floor plan.
Permit & inspection requirements
Structural, plumbing, and electrical permits add municipal review time and inspection fees to the schedule and the budget.
Material & fixture tier
Tile, cabinetry, countertop, and fixture selections span a wide range — your choices here move the budget more than almost anything else.
Existing conditions
Moisture, outdated wiring, or drainage problems uncovered once demolition starts can add scope that wasn't visible during the walkthrough.
Site access & building type
A ground-level single-family home is simpler to work in than a high-rise condo with loading-dock booking and elevator restrictions.
Strata & bylaw approval
Condo renovations often carry strata alteration approval and insurance requirements that add time — and occasionally cost — before work can begin.
Answers before you ask.
Yes. Home renovations are a core Kyrax service line, alongside custom homes and land development. We take on bathroom, kitchen, basement, and condo renovations, plus commercial tenant improvements and strata upgrades.
Our renovation work is concentrated in Surrey, Langley, Port Coquitlam, Vancouver, Burnaby, and the wider Metro Vancouver and Fraser Valley area. See the dedicated pages above for city-specific detail.
Yes. Kyrax Developments Ltd. holds BC Housing Residential Builder Licence #57802, in good standing, classified as both General Contractor and Developer, and every renovation we take on is permitted and warrantied according to BC requirements. Verify the licence on the BC Housing Licence Registry.
It depends on the scope and the city. Structural changes, plumbing relocation, new electrical circuits, and secondary suite conversions need a permit in every municipality we work in. The exemptions each city publishes are narrow: like-for-like fixture, cabinet and flooring replacement, painting and minor repairs. Our city pages cite each municipality's own permit page, and the rules are set out question by question for Surrey and Vancouver. We confirm this during the initial walkthrough.
In practice, very little at Kyrax — the same licensed team that runs our multi-family general contracting supervises renovation work, so you get the same site-supervision standard whether the project is a 50-unit building or a single bathroom.
Yes — we manage the strata alteration approval process, insurance certificates, and building-specific bylaws as part of the project. What the Strata Property Act actually requires is set out in our answer on strata approval, and the service detail is on our condo renovations page.
Have a renovation in mind?
Bathroom, kitchen, basement, or condo — we start every renovation with a walkthrough and a straight answer on scope. Initial consultations are complimentary.
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