The Vancouver Special sits on nearly every East Vancouver street. That boxy two-story house with the low-pitched roof, balcony across the front, and garage tucked underneath. Built between 1965 and 1985, these homes defined affordable housing for immigrant families settling in neighborhoods like Killarney, South Vancouver, and Renfrew-Collingwood.
Most people either love them or hate them. The architecture professors at UBC hate them. The families who’ve lived in them for forty years love them. And the buyers looking at them now? They see potential.
We’ve renovated twenty-three Vancouver Specials across East Van, Burnaby, and Richmond over the past eight years. These homes have incredible bones — solid construction, large lots, functional layouts — wrapped in dated aesthetics that make people wince.
The good news? Vancouver Specials renovate beautifully. The basic structure works. You’re not fighting bad design — you’re updating good design that looks stuck in 1978.
Here’s what actually works when renovating these iconic Lower Mainland homes.
What Makes a Vancouver Special a Vancouver Special
Before we talk renovation, understand what you’re working with.
Standard Vancouver Special characteristics:
- Two full stories above garage
- Low-pitched hip roof or flat roof
- Front balcony (often covered with aluminum awning)
- Stucco exterior (usually white or beige)
- Symmetrical front facade
- Brick or stone veneer at ground level
- Garage and laundry on ground floor
- Living spaces on main floor (entry, living room, dining room, kitchen)
- Bedrooms on top floor
- Large backyard
- Built on 33-foot x 122-foot lots (standard Vancouver lot size)
Why they look the way they do:
Vancouver Specials maximized livable space within zoning bylaws. The boxy shape and flat roof allowed maximum interior square footage. The front balcony provided outdoor space without reducing lot coverage. The garage underneath saved yard space.
These weren’t architectural statements. They were practical housing solutions for families who needed space affordably.
Where you’ll find them:
East Vancouver (Killarney, Sunset, South Vancouver, Renfrew-Collingwood, Victoria-Fraserview), East Burnaby (Edmonds, Suncrest), Richmond (older neighborhoods), South Vancouver near Marine Drive, parts of Surrey (Newton area).
Renovation Idea #1: Replace the Front Balcony
The front balcony — usually covered with a dated aluminum awning — is the Vancouver Special’s most distinctive (and most hated) feature.
Why it matters: This is what people see from the street. The front balcony defines your home’s curb appeal.
What works:
Remove the old aluminum awning. Replace with modern horizontal railings (aluminum or steel cable railings). Update the roof over the balcony with flat roof membrane or standing seam metal. Add wood or composite decking.
Some homeowners completely remove the balcony and extend the roofline forward, creating a dramatic overhang with exposed beam details.
Real example: We renovated a Killarney Vancouver Special last year. Removed the aluminum awning, installed horizontal cable railings, added cedar accent panels on the balcony face, and updated the lighting. The house went from dated to modern without changing the basic structure.
Permits required: Usually yes for structural balcony changes. Check with City of Vancouver or your municipality.
Question: Should I remove the balcony completely?
Some people do, but the balcony is actually useful. It provides covered entry protection (helpful in Vancouver rain) and outdoor living space. Updating it costs less than removing it and often looks just as good.
Renovation Idea #2: Update the Exterior Cladding
The stucco exterior — usually white or beige — ages poorly and dates the home immediately.
What works:
Option 1: Re-stucco and paint bold colors. Dark greys, charcoals, even black make Vancouver Specials look modern. Add contrasting trim around windows and doors.
Option 2: Mix materials. Keep stucco on upper floor, add wood or fiber cement panels (James Hardie) as accent walls. Vertical panels create visual interest and break up the boxy shape.
Option 3: Full re-clad with fiber cement siding. More expensive but transforms the look completely. Horizontal or vertical panels both work.
Add brick or stone veneer accents. Many Vancouver Specials already have brick at ground level. Update this with modern stacked stone or larger format brick.
Real example: A Renfrew-Collingwood Special we renovated got charcoal grey stucco on the main body, cedar accent panels on the balcony and garage door wall, and updated black window frames. The house looks like it was built in 2020, not 1975.
Permits required: Generally yes for re-cladding. Structural changes to exterior walls need permits.
Renovation Idea #3: Modernize the Windows
Original windows in Vancouver Specials are small, single-pane, aluminum-framed, and energy-inefficient.
What works:
Replace with larger, modern windows. Black or dark bronze aluminum frames look contemporary. Increase window sizes where possible — larger windows bring in more light and make interiors feel less cave-like.
Add bigger windows on the front facade. Vancouver Specials often have small windows that make the front look closed-off.
Consider floor-to-ceiling windows in living areas if your layout allows.
Energy efficiency bonus: Modern double or triple-pane windows dramatically reduce heating costs. Vancouver Specials were built before energy efficiency mattered. New windows pay for themselves in 8-12 years through reduced heating bills.
Real example: We replaced small 3×4 foot living room windows with 6×6 foot picture windows in a South Vancouver Special. The interior went from dark and cramped to bright and open. Single change, massive impact.
Permits required: Yes for window size changes. Simple window replacements (same size) typically don’t need permits but check municipal requirements.
Renovation Idea #4: Open Up the Main Floor
Vancouver Specials have functional but choppy main floor layouts. Separate living room, dining room, kitchen — all closed off from each other.
What works:
Remove walls between kitchen, dining, and living areas to create open concept. This is the single most impactful interior change you can make.
Structural note: Some walls are load-bearing. You’ll need an engineer to design a beam to carry the load. Typical beam installation costs $6,000-$12,000 including engineering and permits.
Extend the kitchen into the former dining room space. Vancouver Special kitchens are small. Modern buyers want larger kitchens with islands.
Add sliding glass doors or French doors to the back deck. Vancouver Specials often have small doors to backyards. Bigger doors connect indoor and outdoor spaces.
Real example: A Sunset neighborhood Special had three separate rooms on the main floor. We removed two walls, installed an engineered beam, and created one large kitchen/dining/living space. The home felt twice as large.
Permits required: Yes, always for structural changes.
Renovation Idea #5: Update the Kitchen (It’s Probably Original)
Many Vancouver Specials still have original 1970s kitchens. Laminate counters, particle board cabinets, small sinks, minimal counter space.
What works:
Full kitchen renovation with modern cabinets, quartz or stone counters, contemporary backsplash (subway tile, large format tile, or slab), updated appliances, and better lighting.
Add an island if space allows. Open up to dining and living areas (see Idea #4).
Replace upper cabinets with open shelving on one wall to make the space feel less closed-in.
Lighting matters: Vancouver Special kitchens are often dark. Add pot lights, under-cabinet LED strips, and pendant lights over islands or eating areas.
Real example: Killarney Special with a 1976 kitchen got a complete update: white shaker cabinets, grey quartz counters, white subway tile backsplash, stainless appliances, pot lights, and a small island. The kitchen went from liability to selling feature.
Permits required: Yes for plumbing and electrical changes.
Renovation Idea #6: Develop the Lower Level
The ground floor in Vancouver Specials typically holds just a garage, laundry room, and maybe a rec room.
What works:
Create a legal secondary suite if zoning allows. Most Vancouver Special lots are zoned to permit secondary suites. Requirements: minimum 7’6″ ceiling height (most Specials have this), separate entrance, egress windows, separate utilities.
A legal suite generates $1,600-$2,000/month rental income in most East Vancouver neighborhoods.
Alternative: Keep it as family space but finish properly. Home theater, gym, kids’ playroom, home office. Add proper flooring, insulation, and lighting.
Ceiling height note: Most Vancouver Specials have 7’6″-8′ ceiling height on the lower level, which meets minimum requirements for habitable space. Verify before planning suite development.
Real example: A Victoria-Fraserview Special had an unfinished lower level. We created a one-bedroom legal suite with separate entrance, full kitchen and bathroom. The suite rents for $1,750/month.
Permits required: Yes, always for suite development. Also needs to meet BC Building Code requirements.
Question: Can all Vancouver Specials have legal suites?
Most can, but check your property’s zoning with the City of Vancouver or your municipality. Some heritage or character retention areas have restrictions. Lot size, setbacks, and parking requirements also matter.
Renovation Idea #7: Improve the Staircase
Vancouver Special staircases are purely functional. Narrow, steep, closed-in, with dated railings.
What works:
Open up the staircase by removing walls and installing modern railings. Glass panels, horizontal metal rails, or cable rails all work.
Replace carpet with hardwood or engineered wood.
Add better lighting. Many Vancouver Special staircases are dark tunnels. Add pot lights or wall sconces.
Widen the staircase if possible (requires structural work but makes a big difference).
Real example: A Renfrew-Collingwood Special had a closed staircase with wood spindle railings from 1977. We opened one wall, installed horizontal cable railings, replaced carpet with oak treads, and added pot lights. The staircase went from claustrophobic to airy.
Permits required: Generally yes for structural changes to staircases.
Renovation Idea #8: Add More Natural Light
Vancouver Specials are notoriously dark inside. Small windows, low ceilings, closed floor plans.
What works:
Add skylights on the top floor or in stairwells. Even one or two skylights dramatically brighten interiors.
Install larger windows (see Idea #3).
Paint interiors in lighter colors. Many Vancouver Specials have dark wood paneling or dated paint colors. White or light grey walls reflect more light.
Open up floor plans to allow light to flow between rooms (see Idea #4).
Add more lighting fixtures. Pot lights, pendant lights, wall sconces. Vancouver Specials were built with minimal lighting.
Real example: A South Vancouver Special felt dark and cave-like. We added three skylights (two in the upper hallway, one in the stairwell), painted everything light grey, and installed pot lights throughout. Same house, completely different feel.
Permits required: Skylights typically need permits. Electrical work needs permits.
Renovation Idea #9: Upgrade Bathrooms (They’re Tiny and Dated)
Vancouver Special bathrooms are small, with dated fixtures, old tile, and poor lighting.
What works:
Full bathroom renovation with modern tile (large format tile looks contemporary), floating vanities, frameless glass shower enclosures, updated fixtures.
If space allows, expand bathrooms slightly by borrowing from adjacent closets or hallways.
Add ensuite bathrooms to primary bedrooms if they don’t have them. Most Vancouver Specials have one main bathroom serving all bedrooms.
Ventilation matters: Many Vancouver Special bathrooms have poor ventilation. Install proper exhaust fans vented to outside (required by current building code).
Real example: A Killarney Special had a 1970s bathroom with pink tile, pedestal sink, tub with shower curtain, and cramped layout. We gutted it, installed large grey tile, floating vanity, frameless glass shower, and better lighting. The bathroom went from embarrassing to attractive.
Permits required: Yes for plumbing and electrical changes.
Renovation Idea #10: Landscape the Front Yard
Vancouver Specials typically have minimal front landscaping. Often just grass and a concrete walkway.
What works:
Remove or reduce front lawn. Replace with low-maintenance landscaping: native plants, decorative rock, permeable pavers.
Update the walkway with modern pavers or stamped concrete.
Add landscape lighting to highlight the home’s updated features.
Plant trees or large shrubs to soften the boxy architecture.
Create a defined entry area with planters, pavers, or a small patio.
Real example: A Sunset neighborhood Special had a plain grass front yard. We removed most of the grass, installed permeable pavers, added native shrubs and grasses, planted a Japanese maple, and added LED landscape lighting. The curb appeal improvement was dramatic.
Permits required: Generally no for landscaping, but check if you’re changing drainage or doing significant grading.
What Vancouver Special Renovations Actually Cost
Exterior updates:
- Front balcony renovation: $8,000-$18,000
- Full re-stucco and paint: $15,000-$30,000
- Re-cladding with mixed materials: $25,000-$50,000
- Window replacement (whole house): $12,000-$25,000
Interior updates:
- Kitchen renovation: $30,000-$70,000
- Bathroom renovation: $18,000-$35,000 per bathroom
- Open concept main floor (including beam): $15,000-$30,000
- Staircase update: $6,000-$15,000
- Interior paint (whole house): $6,000-$12,000
Lower level:
- Legal suite development: $70,000-$120,000
- Finished rec room: $25,000-$50,000
Total renovation costs:
- Cosmetic update (paint, fixtures, minor updates): $30,000-$60,000
- Moderate renovation (kitchen, bathrooms, exterior): $80,000-$150,000
- Extensive renovation (suite, open concept, full exterior): $150,000-$250,000+
These are 2024 Metro Vancouver prices. Add 20-25% contingency for surprises.
Should You Renovate or Rebuild Your Vancouver Special?
Renovate if:
- Structure is solid (most are)
- You like the neighborhood and lot
- You want to preserve affordability
- Timeline matters (renovations are faster than rebuilds)
Rebuild if:
- Foundation is failing (rare but happens)
- You want dramatically more space
- Lot is zoned for duplex or other higher density
- Complete customization matters more than cost
Most Vancouver Specials are worth renovating. The structure is solid, the lots are valuable, and thoughtful updates create homes people love.
Permits and Regulations for Vancouver Special Renovations
City of Vancouver requirements:
- Structural changes need permits and engineering
- Electrical and plumbing work needs permits
- Exterior changes may require Development Permit depending on zoning
- Suite development requires permits and inspections
- Heritage or character retention areas have additional restrictions
Burnaby and other municipalities:
- Similar permit requirements
- Processing times vary (Burnaby: 3-6 weeks, Vancouver: 4-8 weeks)
- Check your specific municipal requirements
Always pull proper permits. Vancouver Specials are typically straightforward to permit because they’re not heritage properties.
We Know Vancouver Specials
Walker General Contractors has renovated Vancouver Specials across East Vancouver, Burnaby, and Richmond since 2015. We understand their construction, common issues, and what updates deliver the best value.
We’re not the cheapest option. We’re the option that knows Vancouver Specials inside and out — from their post-and-beam construction to their typical plumbing configurations to which walls are load-bearing.
📞 604.781.7785
📧 kyle@walkergeneralcontractors.ca
🕐 Monday-Friday: 8:00 AM – 5:00 PM, Saturday: 9:00 AM – 2:00 PM
Free consultations. Licensed and insured. East Vancouver references available.
Frequently Asked Questions
Q: Are Vancouver Specials well-built?
Yes. Most were solidly constructed with post-and-beam framing, concrete foundations, and durable materials. The construction quality is good — the aesthetics are dated.
Q: Can I add a third story to a Vancouver Special?
Depends on your zoning. Check with the City of Vancouver or your municipality. Some zones allow third-story additions, others don’t. Structural engineering required regardless.
Q: Do Vancouver Specials have asbestos?
Many do, especially those built before 1980. Common locations: insulation, flooring, stucco. Have it tested before renovating. Licensed abatement required if present.
Q: What’s the best single update for a Vancouver Special?
Updating the front balcony and exterior cladding has the biggest curb appeal impact. Opening up the main floor has the biggest interior impact. If you can only do one, pick based on your priorities.
Q: Can I get a mortgage for a Vancouver Special that needs renovation?
Yes. Banks lend on Vancouver Specials. Some lenders offer renovation mortgages that roll renovation costs into the mortgage.
Q: How long does a Vancouver Special renovation take?
Cosmetic updates: 2-3 months. Moderate renovation: 4-6 months. Extensive renovation with suite development: 6-10 months. Add time for permits.
Q: Will renovating a Vancouver Special increase its value?
Yes, if done thoughtfully. Well-renovated Vancouver Specials in East Vancouver neighborhoods sell for $1.4M-$2M+ depending on location. Unrenovated Specials sell for $1.1M-$1.5M.
Q: Do I need an architect for a Vancouver Special renovation?
Not always. Simple updates don’t require architects. Structural changes, additions, or extensive renovations benefit from architectural input. Depends on scope.
Q: Can I do any of this work myself?
Demolition and painting, yes. Structural, electrical, plumbing, gas work must be done by licensed trades and inspected. DIY electrical or plumbing isn’t legal in BC.
Q: Are there Vancouver Special renovation grants available?
Some municipalities offer energy efficiency rebates (BC Hydro, FortisBC). Check your municipality for specific programs. Generally not specific to Vancouver Specials.
The Vancouver Special’s Unlikely Comeback
Twenty years ago, Vancouver Specials were demolition candidates. Today, architects and designers celebrate them. UBC’s School of Architecture now teaches Vancouver Special preservation. The City of Vancouver recognizes them as culturally significant.
Why? Because they represent practical, affordable housing built by and for working families. They’re part of Vancouver’s story.
And with thoughtful renovation, they’re homes people genuinely love living in.
Your Vancouver Special isn’t a liability. It’s an opportunity.
Walker General Contractors | Vancouver Special Renovation Specialists
📞 604.781.7785 | 📧 info@walkercontracting.ca
Serving East Vancouver, Burnaby, Richmond Since 2015
