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HuntleyConstruction

Service Area · Fairfield Island

Renovations on Fairfield Island.

Between the Fraser and the Hope Slough. Semi-rural and residential streets, 1960s and 1970s housing stock, and flood construction level rules that shape what can be renovated below grade.

The neighbourhood

Working in Fairfield Island.

Fairfield Island is the stretch of Chilliwack framed by the Fraser River to the north and Hope Slough to the south. Not technically an island, but low-lying enough that water dominates the planning considerations. Houses here range from straightforward residential streets to acreage parcels, and the neighborhood reads as semi-rural: newer homes near the arterials, older homes further out, mature hedges and trees softening the edges.

The majority of Fairfield Island housing was built in the 1960s and 1970s during the post-war suburban era. Average sale prices sit around $911,000 (2026 data) with homes on larger lots than inner Chilliwack. The typical Fairfield renovation scope: full kitchen and bathroom rebuilds on homes with original aluminum wiring and galvanized plumbing, envelope upgrades, basement finishing within flood construction level constraints, and occasional additions.

Flood awareness shapes everything on Fairfield. The area sits behind a multi-million-dollar dike system, but the City of Chilliwack flags the island as one of the first areas to flood if the system is overwhelmed (which happened in smaller degree during the 2021 atmospheric river event). Flood construction level rules block new secondary suites from being built below the FCL on many Fairfield lots, which affects how we plan basement renovation work.

We renovate on Fairfield regularly. Kitchen and bath renovations on 1960s ranchers. Whole-home refreshes on 1970s split-levels. Envelope upgrades that improve flood resilience without requiring a full rebuild. Basement renovations above the FCL where legal suites are feasible, and alternative approaches where they are not. Site planning accounts for water, drainage, and elevation before any finish decisions get committed.

What we plan for

Local considerations.

01

Flood construction level

Properties on Fairfield have provincially-set flood construction levels that dictate the lowest habitable floor elevation. On many lots, the FCL effectively blocks a legal basement suite because a new suite cannot be built below the flood construction level per Chilliwack’s Floodplain Regulation Bylaw. We check FCL against the lot before scoping any below-grade habitable work.

02

1960s and 1970s electrical and plumbing

Original 60-amp or 100-amp electrical service, aluminum branch circuits in some homes, galvanized or early copper water lines, cast-iron drains. A serious kitchen or whole-home renovation on this era of Fairfield stock almost always includes service upgrades and mechanical replacement. We plan these into the quote rather than surfacing them mid-project.

03

Drainage and groundwater

Low-lying streets collect groundwater. We plan exterior drainage alongside any foundation, basement, or exterior work so finished space stays finished. Perimeter drains, sump pumps, grading away from the foundation, and proper roof water management are all part of Fairfield renovation thinking.

04

Mixed residential and acreage

Services (water, sewer, septic) vary lot-to-lot on Fairfield. Some streets are on city sewer. Some lots are on septic. We verify the actual service connection before quoting because a sewer-versus-septic assumption is a six-figure assumption on a bedroom addition.

05

Mature trees and drip lines

Fairfield has significant mature tree canopy. Drip lines matter for foundations, service trenching, and excavation planning. We plan routes around mature trees rather than discovering root conflicts at excavation. Coach house and carriage house additions frequently hinge on where trees sit.

What we build here

Fairfield Island projects,
carried by one team.

Kitchen renovations

Full kitchen rebuilds on 1960s-70s homes, typically including service upgrades and new circuits for modern appliances.

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Bathroom renovations

Rebuilds that typically include replacing galvanized plumbing and modernizing ventilation to current BC Building Code.

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Whole-home renovations

Full-home refreshes on Fairfield ranchers and split-levels with mechanical and envelope modernization.

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Basement renovations

Above-FCL basement work where suites are feasible. Alternative coach house and garden suite approaches where FCL blocks basement suites.

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Additions and suites

Rear and second-storey additions, coach houses, garden suites where the lot and FCL support them.

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Why Fairfield Island homeowners call us

Backed by the
neighbourhood.

5.0

Average Google rating

4

Key trades in-house

0

Surprise invoices

1

Number to call

Common questions

Building in Fairfield Island.

Neighbourhood-specific questions from homeowners planning a project in Fairfield Island.

  • Only if the suite sits above the flood construction level for your property. Chilliwack’s Floodplain Regulation Bylaw prevents new secondary suites from being built below FCL. On many Fairfield lots, the basement is below FCL, which means a basement suite is not allowed. Where a basement suite is not feasible, we design a coach house, garden suite, or main-floor suite addition as an alternative depending on zoning.
  • Depends on the street and sometimes the lot. Most Fairfield residential streets are on city sewer, but acreage parcels toward the edges of the island are often on septic. We verify your actual service connection during the site visit because a sewer-versus-septic assumption affects scope significantly, especially on projects that add bedrooms or bathrooms.
  • Yes, within what is permitted for the property. Non-habitable uses below FCL (storage, utility rooms, laundry) are generally allowed. Habitable space (bedrooms, secondary suites) is not. We check FCL and design to it rather than finding out at inspection.
  • Kitchen renovations on a 1960s-70s Fairfield home typically run $65K to $120K for a mid-range to premium rebuild, which usually includes the electrical service upgrade and any plumbing replacement the home needs. The full cost is higher than comparable work on a newer Chilliwack home because the mechanical upgrades are usually part of the scope.
  • We check the flood impact zone at the site visit and look for any lingering moisture, insulation, or mold issues in the home. Fairfield Island was identified by the City as one of the first areas to flood if the dike system is overwhelmed, and parts of the island saw water in 2021. Renovation work uncovers what is behind the walls, and we document any flood-related remediation needs in the quote rather than as a change order.
  • Often yes, depending on lot size, zoning, and FCL. Chilliwack permits coach houses and garden suites through Development Permit Area 8 design guidelines, and Bill 44 SSMUH amendments have expanded what is allowed on qualifying lots. On Fairfield specifically, the coach house option is often the answer when a basement suite is blocked by FCL.

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Fairfield Island is part of our regular service area.
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Let's build

Renovating on Fairfield Island?

Home renovation, basement finish, suite, or addition. Site visit, honest numbers, and planning that accounts for water, elevation, and service connection before any finish selections get committed.

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