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What to Know Before Tearing Down Your Ocean Park Home

  • Writer: Bravada Homes
    Bravada Homes
  • 2 hours ago
  • 9 min read

Deciding to tear down your Ocean Park home and rebuild is a big decision. It's not just about construction and permits. It's about letting go of a house filled with memories while staying in a neighbourhood you love. Whether you've raised your family here or recently purchased a teardown lot, understanding what lies ahead helps you move forward with confidence.


At Bravada Homes, we've walked many Ocean Park families through this exact transition. Some are long-time residents whose homes no longer suit their needs. Others are new buyers who see the value in Ocean Park's location and community, choosing to build fresh rather than renovate. Both journeys come with practical considerations and emotional decisions worth thinking through before you begin.


*Please note that any timelines and costs are estimates and subject to change at any time.


When Tearing Down Makes Sense


Not every Ocean Park home needs to be torn down. Sometimes renovation is the right answer. But there are clear situations where rebuilding gives you better value and results.


Your Home Has Significant Structural or System Issues

If your home has foundation problems, outdated electrical and plumbing systems, or poor building envelope performance, the cost to fix these issues can approach or exceed the cost of building new. Homes built in the 1960s through 1980s often have:

  • Aging electrical systems that don't meet modern capacity needs

  • Plumbing with limited lifespan

  • Insulation and building envelope far below current energy standards

  • Asbestos or other hazardous materials requiring remediation


When multiple major systems need replacement, rebuilding often makes more sense financially and practically.


Your Home's Layout Doesn't Work Anymore

Older Ocean Park homes were designed for different lifestyles. You might be dealing with:

  • Small, closed-off kitchens separated from living spaces

  • Formal dining rooms that never get used

  • Bedrooms upstairs with no main-floor primary suite option

  • Limited storage and no mudroom or proper entry

  • Awkward floor plans that can't be easily reconfigured


Sometimes these layouts can be renovated, but often the walls you'd need to move are structural, or the changes required are so extensive that you're essentially rebuilding anyway, just within old exterior walls.


You Want Modern Performance and Efficiency

Today's building science, materials, and energy standards are dramatically better than even 20 years ago. New homes built to current BC Building Code provide:

  • Superior insulation and air sealing

  • High-performance windows and doors

  • Efficient mechanical systems (heating, cooling, ventilation)

  • Better moisture management and durability

  • Lower utility costs and environmental impact

  • Better indoor air quality


You can't fully achieve these benefits by renovating an older home. The building envelope, framing, and basic construction methods all matter, and rebuilding gives you a true fresh start.


The Math Works in Your Favour

Teardown and rebuild starts to make financial sense when:

  • Renovation costs approach 60-70% of new construction costs

  • You'd still have an older home after spending renovation money

  • Your desired changes require extensive structural work

  • The home's existing footprint or positioning on the lot isn't optimal


We can help you compare renovation versus rebuild costs for your specific property, giving you real numbers to make an informed decision.


The Emotional Side of Tearing Down


If you've lived in your Ocean Park home for years, the decision to tear it down isn't purely practical. This is where you've raised kids, hosted holidays, and built a life. These feelings matter.


Honouring the Memories

Tearing down your home doesn't erase the memories. The location, the neighbourhood, and your community connections remain. You're not leaving Ocean Park. You're staying and building something new that serves your life better now.


Some families find it helpful to:

  • Take photographs of rooms and special spots before demolition

  • Save architectural elements or materials with meaning (fireplace stone, wood beams, hardware)

  • Document your home's history and story

  • Frame the project as a new chapter in your Ocean Park story, not an ending


Staying in Your Neighbourhood

For most Ocean Park families choosing to rebuild, staying in the neighbourhood is what matters most. You know the schools, the neighbours, and the community. Your kids' friends are here. You walk these streets and shop at these stores.


Rebuilding means you keep all of that while gaining a home designed for how you want to live. You're investing in Ocean Park's future while honouring why you fell in love with it in the first place.


Neighbours and Community Perception

Some long-time Ocean Park residents worry about what neighbours will think. In reality, most neighbours understand. Ocean Park has seen many teardowns and rebuilds over the past decade, and the community recognizes that families staying and building new homes keeps the neighbourhood vibrant.


When you rebuild thoughtfully with a design that respects Ocean Park's character, you're contributing to the neighbourhood's evolution while preserving what makes it special.


The Practical Timeline and Process


Once you've decided to tear down and rebuild, here's what the process looks like:


Before You Start (2-3 Months)

Design and planning: Working with your architect and our construction team to create your new home design, incorporating everything you want while meeting zoning requirements and respecting neighbourhood character.

Permitting preparation: Assembling all required documentation for Surrey's building permit, including tree surveys, engineering reports, and architectural drawings.

Budget finalization: Confirming your construction budget, financing, and project timeline.

Living arrangements: Planning where you'll live during construction (typically 9-12 months).


Permits and Approvals (2-3 Months)

Building permit application: Surrey's process currently takes approximately 6-8 weeks for residential projects, following recent improvements by the City.

Tree permits: If you're removing protected trees, tree permits run parallel to building permits and add several weeks.

Utility coordination: Arranging for disconnection and eventual reconnection of utilities.


Demolition (1-2 Weeks)

Utility disconnection: Safely disconnecting power, gas, water, and sewer.

Hazardous material removal: If your home has asbestos or other hazardous materials, professional remediation happens before general demolition.

Structural demolition: Carefully taking down the existing home, typically 3-5 days for a standard single-family house.

Site clearing: Removing debris, old foundation, and preparing the lot for new construction.

Many families find it emotional to watch demolition. Some choose to be there for the moment, others prefer to stay away. There's no right answer. Do what feels right for you.


New Construction (6-9 Months)

Once the site is cleared, your new home construction begins following the same process as any custom build:

  • Foundation and framing

  • Exterior envelope and weatherproofing

  • Mechanical, electrical, plumbing rough-in

  • Insulation and drywall

  • Interior finishing, cabinetry, flooring

  • Final systems, fixtures, and details

  • Final inspections and walkthrough


Total Timeline: 10-15 Months from Start to Move-In

From initial design through move-in, most Ocean Park teardown and rebuild projects take 10-15 months. This includes design, permitting, demolition, and construction.


Where Will You Live During Construction?

One of the most practical questions for Ocean Park rebuilds is where you'll live during the 9-12 month construction period.


Common options include:

Renting nearby in Ocean Park: Many families prioritize staying in the neighbourhood so kids can stay in their schools and maintain routines. Rental homes or apartments in Ocean Park or nearby White Rock keep you close to check on construction progress.

Buying a temporary home: Some families purchase a smaller home or condo to live in during construction, then sell it once their new home is complete.

Staying with family: If you have family in the area with space to accommodate you, this can be a cost-effective solution.

Longer-term travel: Some families, especially empty nesters, choose to travel or spend extended time elsewhere during construction.

The right answer depends on your family situation, schools, work commutes, and budget. Plan your interim housing early, at least 3-4 months before demolition, to secure good options and manage costs.


Costs and Budget Considerations

Understanding the full cost of tearing down and rebuilding helps you budget accurately.


Demolition and Site Preparation

Standard demolition: $15,000-$25,000 for a typical Ocean Park home

Hazardous material remediation: $5,000-$15,000+ if asbestos or other materials are present

Old foundation removal: Often included in demolition, but sometimes separate if extensive

Tree removal permits and fees: Variable depending on trees, typically $1,000-$5,000


New Home Construction

Construction costs vary significantly based on your home's size, finishes, complexity, and site conditions. During our initial consultation, we'll provide transparent, detailed pricing specific to your project.


City Fees and Development Charges

City fees can include permits, deposits, servicing requirements, and (where applicable) development cost charges—especially if a project involves subdivision or creating additional lots.


Development cost charges (DCCs) for standard single-family new construction typically range from $25,000-$40,000 depending on home size, but total city fees vary based on your specific project scope.


We confirm all applicable fees through the City of Surrey's fee summary for your specific project during our planning phase, so you have accurate budget numbers from the start.


Interim Housing Costs

Budget for 9-12 months of rental or interim housing costs while construction is underway. In Ocean Park/White Rock, rental homes typically range from $3,500-$6,000+ per month depending on size and location.


Total Investment

Your total investment includes your land value plus all construction and associated costs. Given Ocean Park's desirability and lot values, many families find that their new custom home's total value exceeds comparable existing homes in the neighbourhood while giving them exactly what they want.


Permits and Approvals for Teardowns

Tearing down and rebuilding requires the same permits as any new construction, with a few additions:

Building permit for your new home (approximately 6-8 weeks through Surrey)

Demolition permit issued by Surrey once building permit is approved

Tree removal permits if removing protected trees (runs parallel to building permit)

Disconnection permits for utilities


We manage all permit applications and coordinate with the City of Surrey throughout the process, keeping you informed and ensuring everything moves efficiently.


Tree Preservation and Removal

Many Ocean Park lots have mature trees protected under Surrey's Tree Protection Bylaw. If your lot has protected trees (generally those with trunk diameter over 20 cm), you'll need:

  1. Tree survey by a certified arborist identifying all protected trees

  2. Tree removal permits for trees that must be removed for construction

  3. Tree protection measures for any trees being retained

  4. Replacement tree fees paid to the city for removed trees


The tree permit process runs alongside building permits and can add two to four weeks. Some families choose to preserve significant trees and have their architect design around them, while others prioritize an optimal building footprint and pay replacement fees.


We'll work with you and your architect to evaluate which trees should be saved and which can't reasonably be retained given your new home's design.


Frequently Asked Questions


How do I know if I should renovate versus tear down and rebuild?

Schedule a consultation where we can assess your current home, discuss your goals, and provide cost comparisons for both approaches. Generally, if renovation costs exceed 60 to 70% of new construction and you'd still have an older home, rebuilding makes more sense.


What happens to my property taxes after I rebuild?

Your property assessment and taxes will increase to reflect your new home's value. BC Assessment reassesses annually based on market values, and a new custom home will typically result in higher assessments than an older home.


Can I live in my home during demolition?

No. You'll need to move out before demolition begins. Most families move out 1-2 weeks before demolition to allow for final packing and utility disconnection.


What should I do with my belongings during construction?

Most families either move belongings to their interim housing or rent a storage unit for items that won't fit. Plan for this cost in your budget, typically $200 to $400 per month depending on storage size needed.


Will my neighbours be upset about the construction disruption?

Construction involves noise, traffic, and activity, but it's temporary and expected in neighbourhoods like Ocean Park. We maintain clean, organized sites and communicate with neighbours about timing. Most Ocean Park residents are understanding, especially since many have been through similar projects.


What if I find out during demolition that I want to save the house?

Once you've committed to demolition and your building permit is approved, it's too late to change course. Make sure you're fully comfortable with the decision before applying for permits. That's why the planning phase with your architect is so important. It gives you time to be certain.


Why Work with Bravada for Your Ocean Park Teardown and Rebuild

Teardown and rebuild projects require experience, sensitivity, and local knowledge. Here's what Bravada brings:


We understand the emotional side. We've walked many families through this transition and know how to honour your history while building your future.


We know Ocean Park inside and out. From zoning requirements to neighbourhood character to city permitting, we've built here extensively and understand the local context.


We manage the entire process. We coordinate with your architect through design, then handle demolition and new construction. One team manages your build from start to finish with clear accountability and communication.


We build homes that fit. Working with your architect, your new home will respect Ocean Park's character while being unmistakably yours, a fresh, thoughtful addition to the neighbourhood.


Ready to Explore Your Options?

If you're considering tearing down and rebuilding in Ocean Park, let's talk. We'll assess your current home, discuss what's possible on your lot, and help you decide if rebuilding is the right choice.


Schedule a consultation to discuss: Contact Bravada

  • Your current home and goals for a new one

  • Renovation versus rebuild cost comparison

  • Timeline and process overview

  • What's possible on your specific lot

  • Next steps if you decide to move forward


Ocean Park is worth staying in. Let's make sure your home makes you want to stay too.



Related reading:



References

The information in this guide is based on current regulations and industry standards:


Note: Regulations, timelines, fees, and market conditions are subject to change. Information current as of January 2026. Always verify requirements directly with the City of Surrey and qualified professionals.

 
 
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