From Walnut Grove family homes to Fort Langley heritage and the newer Willoughby builds, Langley homes ask different things of a whole-home renovation. Phased planning, in-house Red Seal trades, and one project manager holding the whole thing together from site visit through the 12-month walk-back.
12 mo
Workmanship Commitment
Every trade we put on the home, covered for a full year.
Red Seal
In-house electrical & plumbing
Both trades on the Huntley payroll, not subcontracted.
3–12 mo
Typical project window
Cosmetic refresh through full down-to-studs.
One PM
Running every trade
One schedule, one phone number, one accountable team.
Quick Answer
Whole-home renovations in Langley run $150K to $250K for a cosmetic refresh, $250K to $400K for a significant refresh with kitchen and two bathroom rebuilds, and $400K to $650K+ for down-to-studs projects. One project manager coordinates every trade on one schedule. Phased planning keeps you in the home where possible. Typical timeline: 3 to 12 months depending on scope. Line-item quotes, no blanket allowances.
Whole-home in Langley
Langley spans a wide range of housing eras, and a whole-home renovation reads that range neighborhood by neighborhood. Walnut Grove holds one of the largest concentrations of late 1980s and 1990s family homes in the Lower Mainland. Willoughby and Yorkson built out from the early 2000s. Fort Langley carries character homes back to the late 1800s. Brookswood, Murrayville, and Aldergrove run older stock. The baseline scope changes meaningfully by area.
In Walnut Grove and the newer neighborhoods, the bones are good and whole-home work is usually a significant refresh: a kitchen rebuild, several bathroom reworks, all flooring and paint, main-floor openings, and a basement finish run as one coordinated project. The occasional polybutylene line from the late 1980s gets replumbed during the work.
In Fort Langley and the older Brookswood and Aldergrove stock, the picture is more involved. Heritage homes pair interior modernization with careful exterior work under a Heritage Alteration Permit. Older homes carry the full mechanical picture: service upgrades, repipes off polybutylene or aging lines, and envelope upgrades. We build these into the scope at the site visit rather than discovering them in week eight.
Whole-home is where the coordination matters most. Every room has its own electrical, plumbing, and finish requirements, and every phase affects the next. At Huntley, our framers, Red Seal electricians, and Red Seal plumbers work for the same company. The rough-in coordination meeting happens at the job site on a Tuesday morning, not on a three-way phone call between separate trades. One project manager runs the whole thing on one schedule.
The Langley whole-home context
Langley is not one housing market. A whole-home renovation in a 1990s Walnut Grove family home is a different project from a Fort Langley heritage character home or a 1970s Brookswood rancher. We plan each one for the house in front of us.
One of the largest concentrations of late-1980s and 1990s family homes in the Lower Mainland. Whole-home work here is usually a significant refresh rather than a strip: kitchen reconfiguration, primary suite ensuites, all flooring and paint, main-floor openings, and a basement finish run as one coordinated project. Mechanical systems are generally adequate, with occasional polybutylene supply lines from the late 1980s that should be replumbed during a major renovation.
Built out heavily from the early 2000s onward. Whole-home work here is mostly cosmetic and finish-driven rather than mechanical: flooring, kitchens, primary suites, and layout updates across the house. On townhomes, strata bylaws apply and design review can add 1 to 3 weeks before construction starts. We coordinate that into the schedule.
Homes dating back to the late 1800s sit inside a Heritage Conservation Area that adds permit pathways for exterior changes on listed properties. A whole-home renovation here usually pairs interior modernization with careful exterior work. Heritage Alteration Permits add 2 to 4 weeks to timeline, and window changes, siding, and rear additions on heritage homes follow the design-review pathway. Older homes also carry the full mechanical picture: rewires, repipes, and envelope upgrades.
These neighborhoods run mostly 1970s through 1990s with the same mechanical realities as similar-era Fraser Valley homes. Original electrical service panels, polybutylene supply lines, and aluminum branch wiring on some 1970s homes. A serious whole-home renovation here usually pairs the finish work with a service upgrade or full repipe, which our in-house Red Seal trades handle on the same schedule.
What's in scope
A whole-home renovation is several rooms and every trade running on overlapping schedules. Every trade under the Huntley payroll or coordinated directly by our project manager. One point of contact. One company accountable.
We sequence the work so a functional kitchen and at least one usable bathroom stay online for as long as the project allows. Phasing is the difference between living through a renovation and renting somewhere for six months. We plan it room by room at the start, not once demolition is underway.
Walls come out, rooms reconfigure, floor plans open up. We coordinate the structural engineer, framers, and mechanical rough-in on one schedule. Load-bearing changes are engineered ahead of demolition, not improvised when a wall opens.
Service upgrades from 60 or 100-amp to 200-amp, full rewires where knob-and-tube or aluminum branch circuits are present, new circuits for modern appliances and lighting throughout. Handled by our in-house Red Seal electricians, who pull the BC electrical permit directly.
Galvanized and polybutylene supply lines replaced with PEX or copper, cast-iron drains addressed, fixtures relocated as the new layout requires. Our Red Seal plumbers are on the Huntley payroll, so the repipe coordinates with the build instead of waiting on a sub-trade.
A whole-home renovation usually rebuilds the kitchen and every bathroom at once. We run those rooms as their own scoped projects inside the larger schedule, with cabinetry, tile, and fixture lead times planned so the build never waits on a back-ordered box.
Windows, siding, insulation, and roof upgrades often make sense alongside interior work, because you only tear into the walls once. Done separately later, the same envelope work costs significantly more. We flag the worthwhile envelope scope during planning.
Flooring, trim, paint, hardware, and tile coordinated across every room so the home reads as one renovation rather than a collection of separately-finished spaces. We lock the palette at design stage and refer back to it at every later decision.
A newly insulated, newly sealed home often needs its heating and ventilation resized. We plan furnace, ventilation, and any heat-pump work with the envelope upgrades rather than leaving the home over- or under-heated after the renovation.
Six small projects.
One schedule that holds.
Most whole-home renovations go sideways not from one big mistake but from accumulated friction across many trades. Framers, Red Seal electricians, and Red Seal plumbers under one payroll, run by one project manager, is how the weeks stop quietly disappearing.
How a Huntley whole-home gets built
We walk the entire Langley home, look at the bones, check the electrical service, plumbing, and heating, and listen to what you are trying to achieve. Heritage and older-stock projects often need a structural opinion upfront, which we coordinate. You get an honest read on scope and rough budget before detailed design begins.
Designer or architectural drawings, structural engineering where needed, finish selections specified, and mechanical upgrade plans drafted. The quote lands line-item by trade and by room so you see what drives every dollar. Whole-home quoting takes longer because the scope is larger, and that is deliberate.
Building permit through Township of Langley (or City of Langley for the city core), trade permits for electrical and plumbing pulled directly by our in-house Red Seal trades, plus any Heritage Alteration Permit or strata design review the property requires. Protection plan for any areas you are living in, a decant plan for furniture, and long-lead materials ordered first.
The sequence varies by project. A common pattern is mechanical and structural first, then rough-in, then envelope, then interior finishes zone by zone. One project manager, weekly updates, and the site walked with you regularly so you see progress against the schedule rather than guessing at it.
Final mechanical commissioning, inspections, deficiency resolution, and handover. Manuals and warranty documents for every fixture and system. The 12-month Huntley Workmanship Commitment starts from handover and covers every trade that worked on the home.
Honest numbers
Most contractors will not publish real numbers on whole-home work because the scope varies so much. We will, because clients who understand ranges make better decisions. These are typical Langley project bands by scope tier. Final quote is line-itemed by trade and by room after detailed scoping.
Cosmetic whole-home
$150K – $250K
Paint, flooring, light fixtures, hardware, a minor kitchen refresh, bathroom updates. No structural changes and no major mechanical upgrades. Moves a tired home into a current-feeling home without opening walls.
Significant refresh
$250K – $400K
Full kitchen renovation, two bathroom rebuilds, all flooring, all paint, new lighting, some electrical upgrades, possibly new windows. Modest structural changes such as opening one wall or adding an island. The most common whole-home scope.
Full renovation
$400K – $650K
Down to the studs in most rooms. Full kitchen, all bathrooms, new flooring throughout, full electrical rewire, plumbing replacement, HVAC updates, significant structural changes, possibly envelope work. The home rebuilt while keeping the foundation and framing.
Premium
$650K+
Down-to-studs with custom finishes throughout, major structural reconfiguration, high-end appliances, premium cabinetry, and often a building envelope retrofit. Approaching the cost of a custom build, without the land and foundation cost.
Typical Langley and Fraser Valley ranges, not quotes. Actual pricing depends on scope, existing conditions, structural and mechanical upgrades required, and finish grade. Whole-home quotes require detailed scoping beyond a first site visit. Down-to-studs work usually includes a full home rewire, scoped through our electrical division.
Real numbers, real scope
Site visit, walk the whole house, line-item quote. No pressure.
What to watch for
Whole-home renovations rarely fail from one big mistake. They fail from accumulated friction: small surprises that compound across months of construction. Here are the four most common ones we see on Langley homes, and how we plan around them.
A whole-home renovation gets quoted for new finishes, a new kitchen, and new bathrooms, while the polybutylene supply lines in a Walnut Grove home or the aging service panel in a Brookswood 1970s home do not get priced in. Six weeks into demolition the homeowner faces tens of thousands in change orders for a service upgrade and repipe. Our site visit specifically looks for these, and the line items make it into the contract before signing.
Demolition opens a wall and reveals a load-bearing condition the original drawings did not anticipate: a header that needs sizing up, or a post relocation that requires a new footing below. The structural engineer re-issues, the framers stop, and the inspection reschedules. The fix is to involve a structural engineer at the design stage rather than at first demolition. We coordinate that upfront so a wall opening becomes a confirmed plan, not a stop-work event.
Fort Langley heritage homes and Willoughby townhomes both add a review step a standard renovation does not. A Heritage Alteration Permit adds 2 to 4 weeks for exterior changes, and strata design review can add 1 to 3 weeks before construction starts. Contractors who do not plan for these stall at permit stage. We confirm the pathway at the site visit and build the review window into the schedule from the start.
On a six-month project, decisions get made room by room over many weeks. Without a locked palette, the kitchen tile chosen in week three does not coordinate with the bathroom fixtures picked in week sixteen, and the home reads as separately-renovated rooms instead of one renovation. We lock flooring, trim, paint, hardware, tile family, and fixture grade at design stage and refer back to them at every later decision.
Langley whole-home FAQ
The questions Langley homeowners ask us at the site visit. Straight answers on scope, timeline, mechanical upgrades, and living through it before you sign with anyone.
Didn't see your question? Send us a message and we'll answer it directly.
Send a message →How we compare
Whole-home renovations don't go sideways from any single failure. They go sideways from accumulated friction across many trades. Here is what changes when one company runs the whole project.
Typical Chilliwack contractor
Huntley Construction
Trade coordination
Typical
Phone tag across 4 to 6 separate companies
Huntley
Framers, Red Seal electricians and plumbers all in-house, in person on site
Project manager
Typical
Often the owner, often stretched thin
Huntley
Dedicated PM running every trade on one schedule
Schedule
Typical
Drift of weeks to months from sub-trade conflicts
Huntley
Committed in writing, held because the trades work for us
Mid-project discoveries
Typical
Surprise change orders, tense conversations
Huntley
Common discoveries flagged at site visit, documented before work begins
Mechanical upgrades
Typical
Found mid-build, priced as change orders
Huntley
Service upgrade and plumbing replacement scoped at first site visit
Permits
Typical
Waiting on each sub-trade to pull their own permit
Huntley
We pull the Township of Langley building and trade permits directly
Related work
Keep researching
Real 2026 timelines by project type, including whole-home.
Read postThe structural reason whole-home renovations finish late.
Read postPractical hiring guide. Red flags, references, comparison advice.
Read postWhen you need a permit, what they cost, and how long they take.
Read postService area
We work in every Langley neighborhood and across the Fraser Valley. The whole-home projects we run in Walnut Grove differ from the heritage work in Fort Langley or the older-stock renovations in Brookswood. See the area page closest to your home for what we typically run into there.
Chilliwack neighborhoods
See also the full Chilliwack rollup.
Fraser Valley cities
See the full service area map.
Kitchen renovations by city
Dedicated kitchen pages for each Fraser Valley city we work in.
Bathroom renovations by city
Dedicated bathroom pages for each Fraser Valley city we work in.
Basement renovations by city
Dedicated basement & legal suite pages for each Fraser Valley city we work in.
Whole-home renovations by city
Dedicated whole-home renovation pages for each Fraser Valley city we work in.
Phasing & sequence matter
We come to your home, walk every room, and talk about what is possible within your budget. You get honest answers, a clear scope, and a line-item quote. No pressure, no mystery pricing.