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.
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.
Kitchen renovations, commercial TI & heritage retrofit
Kitchen renovations, 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 an active BC Housing Residential Builder Licence. 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.
The BC Building Code sets minimum requirements for ventilation in wet rooms, ceiling heights, egress windows for legal bedrooms, and insulation values — all relevant once a bathroom, basement, or condo renovation goes beyond a cosmetic refresh.
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 holds an active BC Housing Residential Builder Licence, and every renovation we take on is permitted and warrantied according to BC requirements.
It depends on scope. Structural changes, plumbing relocation, electrical work, and secondary suite conversions almost always require a permit. Cosmetic updates — paint, flooring, fixture swaps — often don't. 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. Details are 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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