Considering building a custom home in Greater Vancouver and wondering how long of a timeline to expect? In short, plan for 12–24 months from first design meeting to move‑in. Most projects see design + permits in 3–9 months depending on municipality and completeness, followed by 8–14 months of construction depending on size, complexity, and selections. The City of Vancouver sets a target of 3 weeks for single‑family permits, while its July 9, 2024 update reported a 33‑week median for new detached/duplex permits and 13 weeks for laneway homes, so smart buffers matter. If you want a schedule tied to your lot, scope, and Step Code requirements, talk to our experts in custom home building.
At A Glance: Greater Vancouver Custom Home Timeline
Most builds follow a predictable arc. Your specific dates depend on your city’s current processing times, the completeness of your submission, and how quickly decisions are made during construction.
Typical Range (Door‑To‑Door): 12–24 Months
| Phase | What Happens | Typical Duration |
| Design & Pre‑Construction | Concepts, survey, geotech as needed, energy modeling, permit set | 4–12 weeks |
| Permits | City intake to issuance; varies by municipality and completeness | 3–9 months |
| Construction | Site work to occupancy | 8–14 months |
What Drives Your Timeline The Most
Permitting And Approvals
Your permit path is set by the city where you build. Vancouver publishes 3‑3‑3‑1 targets (including 3 weeks for single‑family), but also shares how long permits actually take on median. As of July 9, 2024, staff reported 33 weeks for new detached/duplex and 13 weeks for laneway homes. That gap between targets and medians is why complete, compliant submissions are critical.
Neighbouring cities publish their own dashboards. Surrey updates a “current processing time” page; on Oct 21, 2025, it listed ~11.4 weeks for new single‑family with a 10‑week target. Always check the latest page before you plan move‑out dates or financing milestones.
Design Readiness And Step Code Compliance
Greater Vancouver municipalities use the BC Energy Step Code. Energy modeling and airtightness testing add checkpoints that must be scheduled so they don’t stall rough‑ins or drywall. The Province notes that Step Code compliance is performance‑based and includes airtightness testing among the measurable requirements for new construction. Early coordination keeps these tasks off the critical path.
Site Conditions And Servicing
Trees, shoring, contaminated soils, and service upgrades can lengthen pre‑construction. We plan the sequence with your survey, arborist input, and utility requirements so trenching, inspections, and backfill run cleanly. Dense urban lots also need more staging and safety planning, which we factor into the baseline schedule.
Scope, Size, And Selections
Square footage and complexity drive durations. Complex rooflines, structural steel, custom millwork, and imported finishes expand lead times. Locking selections early allows us to release windows, HVAC, and cabinetry before they land on the critical path. If you’re still comparing finishes, we’ll build decision windows into the schedule.
Decision Speed And Procurement
Most delays are avoidable. The faster you approve drawings and finishes, the more confidently we can place orders and hold trade slots. We publish decision deadlines in your client portal and confirm them in weekly updates so long‑lead items stay ahead of framing.
Construction Phases: Typical Durations In Our Build Schedule
Site Prep & Foundations
We start with mobilization, safety, and erosion controls, then move to demolition (if needed), excavation, footings, and foundation walls. A straight‑forward foundation package typically runs 5–10 weeks including inspections and damp‑proofing. We’ll target framing delivery to land as forming wraps.
Framing To Lock‑Up
Structure, roof, and window installation bring you weather‑tight. For a typical custom home, 8–12 weeks is common here. Complex engineered elements or large glazing packages can push longer; early shop drawings and approvals help hold the line.
Rough‑Ins & Inspections
Plumbing, electrical, HVAC, and fire‑stopping proceed in a planned sequence with inspections bundled to reduce idle time. Expect 6–10 weeks depending on complexity and trade availability. We pre‑book inspection windows and track deficiency resolution daily.
Insulation, Air‑Sealing & Drywall
After framing and rough‑in sign‑offs, we insulate, air‑seal, and install vapour control. This stage often includes a mid‑construction airtightness test for Step Code compliance, followed by drywall hang and finish. Plan 3–6 weeks depending on finishes and ceiling details.
Exterior Cladding & Envelope Details
Cladding, rainscreen, flashings, and envelope details often overlap with interior finishing. We sequence trades to prevent conflicts at penetrations and to keep envelope inspections on schedule.
Finishes & Millwork
Tile, flooring, cabinetry, tops, and paint. Custom millwork and specialty fixtures extend this stage. We mitigate with early shop drawings and confirmed site measures. Typical range is 8–12 weeks.
Finals & Occupancy
We wrap with municipal finals, energy testing as required, deficiency sweeps, and your homeowner orientation. When inspections are clean and documentation is ready, occupancy follows in 2–4 weeks.
Ways To Shorten The Timeline (Without Cutting Corners)
Permit‑Ready Drawings, Once
Most permit delays come from incomplete submissions. We coordinate consultants and checklists so your first submission is complete and compliant. This reduces deficiency cycles and keeps you closer to target timelines. Vancouver and Surrey both emphasize complete applications to meet their published targets.
Decide Finishes Early
Selections drive procurement. Windows, engineered lumber, HVAC equipment, and millwork all carry lead times. Confirming finish packages before framing allows us to release orders and hold delivery dates.
Bundle Inspections And Plan For Step Code Tests
We schedule inspections in logical bundles and plan airtightness testing windows so crews aren’t waiting. Step Code tasks remain, but they don’t need to extend the schedule when planned from day one.
Budget And Schedule: Why They Move Together
Change Orders
Late changes ripple through the build. When scope or finishes shift after procurement, we see re‑pricing, re‑ordering, and re‑work. That adds days and dollars. We minimize this by locking scope early and using allowances only where they truly help.
Performance Targets
Higher Step Code levels can add design, modeling, and commissioning steps. They also improve comfort and lower operating costs. We’ll lay out the performance path that meets your goals and fits your schedule.
How We Keep Your Build On Schedule
Fixed‑Price Contract And Baseline Schedule
As a fixed priced custom home builder in the Greater Vancouver area, we scope and price the build up front, then publish a detailed, dependency‑driven Gantt. The fixed‑price model reduces mid‑stream churn and allows us to place early orders with confidence. You see the path to lock‑up and occupancy before we break ground.
Daily Transparency
You’ll have 24/7 client portal access with daily logs, progress photos, and two‑way messaging. When a decision is due or a shop drawing needs sign‑off, you’ll see it in real time so nothing slips.
Inspection‑Ready Quality Gates
We use internal pre‑inspections and trade checklists before municipal visits to avoid re‑work. Energy testing and Step Code documentation are scheduled early so they don’t sit on the critical path. Our team is PHBI Certified, covered by WorkSafeBC, and we maintain Pacific Home Warranty for custom homes.
Key Takeaways + Next Steps
Plan on 12–24 months door‑to‑door. Permitting is the biggest variable, and every city moves at its own pace. What matters most is having complete drawings, timely decisions, and early orders for key materials.
If you’d rather not juggle the moving parts yourself, we’ll handle it all—from permit coordination to final walkthrough. Our team builds a clear, fixed-price schedule tailored to your lot, budget, and lifestyle.
Ready to see how your project could unfold? Book a consultation and we’ll plan your timeline together.
FAQs
What’s The Shortest Realistic Timeline For A Custom Home In Vancouver?
With a complete permit package, a straightforward site, and decisive selections, 12–16 months is achievable. The main variable is permitting; Vancouver’s 3‑week target for single‑family exists alongside reported medians that have been longer, so build in a buffer.
How Long Do Vancouver Permits Take For A New Detached Home Right Now?
The City’s target is 3 weeks for single‑family, but a July 9, 2024 update reported a 33‑week median for new detached/duplex permits and 13 weeks for laneway homes. Your timing depends on completeness and zoning.
Do Laneway Or Infill Homes Move Faster?
Often, yes. Vancouver’s update cited a 13‑week median for laneway home permits in 2024. Smaller, standardized scopes help, but completeness still matters.
Can We Build Through Winter?
Yes. We sequence weather‑sensitive tasks, protect the envelope, and schedule inspections accordingly. Heavy rain or cold can slow specific activities, but a disciplined plan keeps momentum.
What Causes Most Schedule Overruns?
Incomplete permit submissions, late design decisions, long‑lead items released too late, and re‑work from failed inspections. Our portal, checklists, and quality gates are designed to prevent these.
How Do Step Code Requirements Affect Schedule?
They add modeling and airtightness testing checkpoints. We schedule these early so they don’t extend your critical path.
Does A Fixed‑Price Contract Speed Things Up?
It doesn’t change city timelines, but it reduces decision churn and change orders, which helps the build stay on its baseline schedule.