Custom Home Builder — Lower Mainland, BC
Home Builder in the Lower Mainland
Home builder serving the entire Lower Mainland — from Vancouver and Burnaby to Surrey, Langley, and the Fraser Valley. CoreVal manages custom builds, laneway homes, multiplexes, and renovations across Metro Vancouver and beyond.
Local Expertise
Why Homeowners Across the Lower Mainland Choose CoreVal
The Lower Mainland is not one housing market — it is fifteen separate municipal markets, each with distinct zoning frameworks, permit timelines, and construction cost drivers. A custom home project in Vancouver faces entirely different permit requirements than the same project in Langley or Mission. An investor looking at a laneway home in Burnaby needs a builder who understands that city's SSMUH R1 zone, not just Metro Vancouver in general.
CoreVal Homes was built around this complexity. Our permit coordination team holds active relationships with building departments from Vancouver City Hall to Abbotsford's Development and Engineering Services. We track bylaw amendments, fee schedule changes, and density incentive programs across every municipality we serve — and we pass that knowledge directly to our clients at the feasibility stage, before a dollar of construction is committed.
The practical result: fewer delays, no surprise change orders, and a construction team that knows what your specific city will and won't approve before the first drawing is stamped.
Lower Mainland at a Glance
15+ Municipalities
Service Area
Metro Vancouver & Fraser Valley
Active Permits
2-5-10 Year
Warranty
Fixed-Price
Contract Type
Zoning & Bylaws
Lower Mainland Zoning: What Changed Across All Cities
BC's Small-Scale Multi-Unit Housing (SSMUH) legislation, passed in 2023 and adopted by all municipalities by June 2024, rewrote residential zoning across the entire Lower Mainland. Most single-family lots in Metro Vancouver and the Fraser Valley now support between two and six units depending on lot size and proximity to transit.
The specifics vary significantly by city. Vancouver's new R1-1 and RS zones allow up to 6 units on standard lots. Burnaby's R1 SSMUH District eliminated lot-by-lot FAR caps. Surrey's RS zones now permit duplexes and secondary suites as-of-right across most of the city. Langley Township and Abbotsford follow the provincial minimums — two to four units depending on lot size.
CoreVal's permit team tracks these changes in real time. If you own a lot anywhere in the Lower Mainland and want to understand what you can build today, we provide a free feasibility review.
Vancouver City
Up to 6 units on standard RS lots — R1-1 and R1-2 zones allow multiplexes, laneway homes, and secondary suites as-of-right.
Burnaby
R1 SSMUH District — no FAR cap, massing controlled by height and setbacks. Most lots support 4–6 units near SkyTrain corridors.
Surrey & Langley
Provincial SSMUH minimums apply — 2–4 units depending on lot size. Surrey specifically supports laneway homes on lots 10m+ wide.
Fraser Valley (Abbotsford, Mission)
Duplex and secondary suite as-of-right on most residential lots. Larger lots may qualify for 3–4 units under SSMUH.
North & West Vancouver
SSMUH implemented June 2024. Districts allow secondary suites and coach houses; full multiplex eligibility varies by lot and OCP designation.
Typical Permit Timeline
6–20 weeks depending on municipality and project type
Building Guide
Building Across the Lower Mainland: What You Need to Know
Construction costs, permit timelines, and development potential vary more across the Lower Mainland than most homeowners expect. A $450,000 custom home in Mission will have different specifications, timelines, and permit complexity than a $750,000 custom home in West Vancouver — even if both are roughly the same square footage. CoreVal provides fixed-price contracts across all municipalities we serve. That means the price we quote before construction begins is the price you pay at handover — no scope creep, no surprise invoices.
Permit Timelines Vary Widely
Vancouver averages 12–16 weeks for a custom home permit. Smaller municipalities like Mission or Maple Ridge often run 6–10 weeks. We file in all 15+ municipalities and manage the process from first submission to permit issuance.
Land Costs Drive Project Feasibility
A Lower Mainland custom home project typically combines land, architectural design, and construction. CoreVal performs feasibility analysis before any design fees are committed — so you know whether a given lot can support your intended project at your budget.
Warranty Is Non-Negotiable
All CoreVal projects are covered by the 2-5-10 year BC residential warranty: 2 years on labour and materials, 5 years on building envelope, 10 years on structural. Required by BC law for new homes — we include it as a standard on every build.
Typical Cost Range
$350–$600+ per sq ft for custom construction
per square foot
Build Timeline
10–18 months for a custom home permit-to-handover
permit to completion
Common Questions
Frequently Asked Questions About Building in Lower Mainland
Do you build in all Lower Mainland cities?
Yes. CoreVal Homes is licensed and actively building in Vancouver, Burnaby, Surrey, Richmond, Coquitlam, North Vancouver, West Vancouver, Delta, Langley, Maple Ridge, Port Coquitlam, Port Moody, White Rock, Abbotsford, and Mission. Our permit coordination team has active relationships with every building department in the region.
What types of homes does CoreVal build in the Lower Mainland?
We handle the full range of Lower Mainland residential construction: custom homes, laneway homes and coach houses, multiplexes and duplexes, secondary suites, basement suites, backyard studios, and home renovations including kitchen and bathroom projects. We also provide in-house architectural design and permitting for all project types.
How much does it cost to build a home in the Lower Mainland?
Custom home construction in the Lower Mainland typically ranges from $350 to $600+ per square foot depending on specification level, municipality, lot conditions, and current material costs. CoreVal provides a fixed-price contract before construction begins — the quoted price is what you pay. Contact us for a project-specific feasibility estimate.
How long does the permit process take in the Lower Mainland?
Permit timelines range from 6 weeks (smaller Fraser Valley municipalities) to 16+ weeks (City of Vancouver). CoreVal manages the full permit process — architectural drawings, structural engineering coordination, development permit applications, and building permit submissions — across all municipalities we serve.
Our Services
What We Build in Lower Mainland
Also Serving Across Metro Vancouver & the Fraser Valley
Learn More About CoreVal
Explore Our Work & Team
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Ready to Build in Lower Mainland?
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