Identify the change you must make
Choose the alteration the home needs to work for you.
- Ask qualified professionals about structure, approvals and likely scope.
- Request available records for earlier changes.
More on identify the change you must make
Keep the project as an assumption until the checks support it.
Budget for more than the building work
Include the disruption in your comparison with other homes.
- Add design, approvals and specialist assessments where needed.
- Allow for temporary accommodation and storage.
More on budget for more than the building work
Compare the total commitment with buying a home that already meets your needs.
The basics
Buying the home it could become
A home that needs work can make sense. It may cost less upfront or sit on a better street. But the price you pay is only the start. Design, permits, trades, materials and time all come after.
Before you rely on a renovation, find out three things. Can it be done? Who must approve it? What will it really cost, including living elsewhere while the work happens? The answers may change the price you offer, or whether you offer at all.
Why it matters
Why approvals come before the budget
Many renovations need a building permit. In Surrey, for example, a condo or townhouse permit is needed to add, move or remove walls, change the exterior, alter structure, finish a townhouse basement or move plumbing fixtures.
In a strata you also need the strata’s permission. Surrey asks for strata council approval, signed by a council member, with the permit application. Approval may come with an alteration agreement making you responsible for future upkeep.
How it works
Testing a renovation plan before you buy
Name the essential change
Write down the one or two changes the home must have. Keep wish-list items separate.
Check what needs a permit
Call or check the city’s permit pages. Surrey says flooring, cabinets and countertops, or plumbing fixtures replaced in place, do not need a building permit for a condo or townhouse.
Read the strata bylaws
For a strata, find the alteration bylaw and ask how approval works. Request any past alteration agreements for the unit.
Bring a contractor or designer
Ask for a rough scope and price range during your subject period. Ask whether structural drawings would be needed.
Add the hidden costs
Include design, permit fees, temporary housing, storage and a contingency for surprises behind walls.
Price your offer around it
Use the total to judge value against a move-in-ready home. Your home buying budget needs room for both.
Avoid these
Renovation-purchase pitfalls
Assuming a wall can go
It may carry load or hide pipes and wiring. Ask a qualified professional before you count on an open plan.
Forgetting strata approval
Without it, you may be ordered to reverse the work. Get approval before you book trades.
Underestimating time
Design, approvals and trade booking all take weeks before work starts. If you need to move in on a set date, plan where you will live in the meantime.
Ignoring unpermitted past work
Earlier renovations without permits can complicate your own. Ask the city what is on file.
Spending the whole budget on the purchase
Lenders may need extra time or documents to finance renovations. Keep cash for the work and the unexpected.
Questions to ask
Ask before you firm up
The city
- Does my planned change need a building permit here?
- Are there permits, or open permits, on file for this address?
- Will structural changes need sealed drawings from a registered professional?
The strata (for condos and townhouses)
- Which alterations need written approval under your bylaws?
- Will approval require an alteration agreement?
- Are there rules on work hours, elevator booking or deposits?
Your contractor or designer
- What is a realistic range for this scope?
- What could we find once walls are open?
- How long would we need to live elsewhere?
- Who applies for the permits?
FAQ
Common questions
Do I need a permit to renovate a condo?
It depends on the work and the city. In Surrey, moving walls, changing structure or the exterior, or moving plumbing fixtures needs a permit. Swapping flooring, cabinets or countertops does not.
Does the strata have to approve my renovation?
Often, yes. Bylaws can require written approval for structural, exterior, window or flooring changes. Read the bylaws and ask the strata before you buy.
Who pays to maintain an approved alteration?
Alteration agreements usually make the owner responsible for future repair and maintenance of the change. Ask whether one already exists for the unit you are buying.
Can I include a renovation in my offer conditions?
You can ask for time to get quotes and check approvals during your subject period. Talk with your agent about how long you need. Our making an offer guide explains subjects.
Does a detached house need a permit for interior work?
Surrey says an interior renovation in a single family dwelling needs a building permit, and structural changes may need signed and sealed drawings from a registered professional. Other cities set their own rules, so check locally.
A practical example
Identify the change you cannot do without
Select the alteration essential to making the property work for you.
- Ask qualified professionals to assess feasibility, approvals and likely scope before placing it at the centre of the purchase decision.
- Add the cost of disruption and temporary accommodation to the estimate.
Compare that commitment with a home that already fits.
A detail to keep in mind
A renovation idea should remain an assumption until the necessary evidence and professional assessment support it.
Official information
Start with these resources, then confirm the details for your property and circumstances.
BC Financial Services Authority: property inspectionsCity of Surrey: Condominium and townhouse renovation permitCity of Surrey: Interior renovation permitGovernment of BC: Paying for repair and maintenance in stratasReference review: October 6, 2026