Custom Home Builder in Vancouver
VANCOUVER
Bravada Homes builds custom homes and infill rebuilds in Vancouver for homeowners and their architects who want a builder who understands the city's distinct permit environment. From the two-step development and building permit process to Vancouver's mandatory zero-emissions mechanical requirements and the R1-1 zoning framework that now governs all residential lots, we manage the regulatory complexity so you can focus on the home. We build across Vancouver's West Side and East Side neighbourhoods, coordinating with your design team from permit submission through final occupancy.
Why Building in Vancouver Is Different
Vancouver sits in its own category for permitting and code compliance in the Lower Mainland. If you've built — or budgeted — based on Surrey or Burnaby experience, the differences are material.
Since October 2023, all former RS zones (RS-1 through RS-7) have been consolidated into a single R1-1 zone that applies city-wide to residential lots. That consolidation simplified zoning on paper. The permit process, however, did not simplify.
Most new Vancouver builds require both a Development Permit and a Building Permit — two separate applications, two separate review processes. The City allows combined DP/BP submissions for single detached homes, duplexes, and laneway houses, which is the recommended path. The City's current median for a combined application is 21–26 weeks. A complete, well-prepared first submission is the single most effective way to stay near that number.
Zero-emissions heating is mandatory, not optional. Since January 1, 2022, all new Vancouver homes must use zero-emissions heating equipment. Gas furnaces are prohibited. The standard solution is a heat pump system — which adds $15,000–$35,000 to the mechanical budget relative to a conventional gas install, but is now a baseline requirement everywhere in the city.
Tree protection starts earlier and at a smaller threshold. Any tree on-site with a diameter of 20 cm or more at chest height requires a permit to remove. An arborist report is mandatory at the development permit application stage — before construction begins. On a mature West Side lot, this commonly affects 8–15 trees. Fines for unauthorized removal run up to $20,000 per tree.
Government charges are higher than most Metro municipalities. Development Cost Levies and DCCs on a new Vancouver home add up to $55,000–$70,000 in combined charges. This is a meaningful budget line that surprises clients coming from outside the city.
Character homes (pre-1940) add a layer. If the home you're replacing was built before 1940, a Character Merit Assessment is required. Homes in First Shaughnessy — Vancouver's only Heritage Conservation Area — cannot be demolished. For all other pre-1950 homes, Vancouver requires 75–90% of materials by weight to be recycled or reused as part of the demolition permit process.
R1-1 Zoning — The Key Rules
For a single detached home on a standard R1-1 lot:
Metric | R1-1 Requirement |
|---|---|
Maximum FSR | 0.60 (floor space ratio) |
Maximum site coverage | 50% of lot area |
Maximum height | 11.5 m / 3 storeys |
Minimum front setback | 4.9 m |
Minimum rear setback | 10.7 m |
Minimum side setback | 1.2 m |
R1-1 also permits secondary suites and laneway houses as conditional uses — options worth discussing early if your lot supports them.
Neighbourhoods We Build In
Vancouver's strongest teardown and rebuild activity is concentrated on the West Side, with a growing market on the East Side as land values have pushed buyers east.
Dunbar / Point Grey / West Point Grey
Kerrisdale
Kitsilano
Second and Third Shaughnessy
East Vancouver (Grandview-Woodland, Hastings-Sunrise, Renfrew)
33–50 ft lots, ocean and mountain views on upper streets, strong custom build demand. Teardown lots typically $2.5M–$5M+ depending on size and view.
Traditional feel, transitional to contemporary architecture, active family market. Lots typically $2.0M–$3.5M.
Smaller lots, contemporary design, strong interest in laneway houses. Lots typically $1.8M–$3.0M.
Larger lots (often 8,000–15,000+ sq ft), premium materials, formal architectural expectations. Lots typically $3.5M–$6M+.
More accessible land values, growing rebuild market. Lots typically $1.2M–$2.2M.
How We Work in Vancouver
Working in Vancouver alongside your architect or designer means coordinating across multiple permit layers and the most demanding energy code in BC.
Before your permit application is submitted, we confirm which rules apply to your specific lot: whether a development permit is required, which trees require protection or removal permits, and which energy compliance pathway fits your design. We submit complete applications — because incomplete packages at Vancouver's permit centre restart the review clock.
During construction, we build to Vancouver's Zero Carbon Step Code requirements, coordinate required blower door airtightness testing, and maintain the tree protection measures required throughout the build.
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