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Basement suite renovations contractor in Victoria, BC

Convert your unfinished or underused lower level into a bright, comfortable, legal basement suite in Victoria, BC that adds value and long-term flexibility to your home.

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Transform your basement into a legal suite

A basement or lower-level suite can be a smart way to add a rental or in-law suite without moving — but only if it’s done properly and legally. Capital City Construction specializes in basement suite renovations in Victoria, BC that meet BC Building Code secondary suites standards, local bylaws, and permitting requirements. We focus on:

  • Making the space feel bright and livable, not dark and cramped
  • Getting the layout right for real-world use
  • Ensuring safety, fire separation, and sound control
  • Handling permits so the suite is truly legal, not just “looks finished”

Whether you’re adding a legal basement suite in Victoria for long-term tenants, family members, or future resale value, we help you build it once — and build it right.

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Why invest in a basement suite?

For many Victoria, Oak Bay, and Saanich homeowners, a secondary suite renovation is one of the most practical upgrades they can make. Common reasons our clients choose to add an income suite renovation in Victoria:

1

Steady rental income
A well-planned suite can generate reliable monthly income to offset your mortgage, help with retirement, or fund other projects.

2

Increased property value
A legal, permitted suite is attractive to buyers and appraisers. In a tight housing market like Victoria, a compliant suite can significantly improve real estate value.

3

Flexibility for family
Create an in-law suite renovation in Victoria for aging parents, adult children, or guests — with privacy for everyone but close enough to help when needed.

4

Better use of space
Turn a dated rec room or storage area into a self-contained, efficient living space with its own kitchen, bathroom, and entry.

5

Future-proofing your home
Even if you don't plan to rent right away, having a code-compliant secondary suite ready to go keeps your options open.

We’ll walk you through what’s realistic for your home, your lot, and your budget so you can decide whether a suite is the right move.

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They did a major renovation to our suite, basically had them open up walls, update and replace the whole suite. On time and on budget, amazing! Best of all we live in a building with lots of seniors, and James (the owner) was so courteous and careful about noise and cleanup that our neighbors like him better than us. Thanks guys for making a big job a pleasant experience for everyone. Since the major work, we have had them come in for some smaller jobs, always helpful. Highly recommend these guys.

Bohdan Bodnar
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Understanding BC building code requirements

Secondary suites in BC are governed by the BC Building Code and municipal bylaws. It’s not just about finishes — it’s about safety, access, and long-term performance.

Some key code and bylaw considerations for secondary suite renovations in Victoria, BC include:

Recent provincial and City of Victoria zoning changes mean that in most cases, homeowners can add a secondary suite to their property. Saanich and Oak Bay have their own rules and processes, but the direction is the same: more suites are being encouraged — as long as they're built properly and permitted.

Requirements for fire-rated assemblies, smoke alarms, and safe exiting must be met. This affects framing, insulation, drywall, doors, and sometimes windows and stairs.

Minimum ceiling heights, headroom at beams and ductwork, and clear paths to exits are all part of the BC Building Code secondary suites standards.

Bedrooms need proper egress windows, and the suite needs enough glazing to feel like a livable space, not a bunker. This is especially important in older basements.

Proper insulation and sound control between the suite and main home are essential for long-term liveability on both sides.

Separate heating zones, proper ventilation, and updated plumbing and electrical are often required when adding a rental suite to your home.

We stay up to date on local requirements and handle the permitting process so you don’t end up with a space that “looks” finished but doesn’t pass inspection when you need it to.

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Our basement suite renovation services

Our process for bathroom renovations in Victoria is built to keep things clear and predictable — from the first conversation through to the final clean.

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  • Assessing your existing structure, ceiling heights, and access
  • Recommending layouts that work for tenants, in-laws, or guests
  • Honest feedback on what's realistic — and what isn't — within your budget

  • Coordinating drawings and applications for permits
  • Working with inspectors to make sure your suite is legal and signed off
  • Making sure all work aligns with BC Building Code secondary suite standards

  • Adjusting walls, doors, and ceilings for better flow and clearances
  • Adding sound and thermal insulation for comfort and privacy
  • Addressing any structural issues we find along the way

  • Practical, low-maintenance suite kitchens with quality cabinetry and finishes
  • Efficient bathrooms designed to avoid moisture problems and leaks
  • Trusted trades for plumbing, electrical, and ventilation

  • Durable flooring suited to basements
  • Proper lighting to brighten up lower-level spaces
  • Thoughtful touches like storage, built-ins, and separate laundry (when possible)

Every project is tailored to your goals — whether you’re aiming for a no-nonsense, low-maintenance income suite renovation or a higher-end suite for family.

The Capital City Construction difference

Plenty of contractors will finish a basement. Fewer will guide you through a legal basement suite in Victoria from start to finish with clear communication and no surprises. Homeowners choose us for:

1

Real local know-how
We've been renovating homes in Victoria, Oak Bay, and Saanich since 2002, with 200+ projects completed. We understand the quirks of older basements, damp coastal conditions, and local permitting.

2

Straight talk on budget and scope
We'll tell you upfront what it will actually take to get a legal suite — including any structural or mechanical upgrades. If something is out of reach, we'll say so.

3

No-surprises process

  • Clear, simple estimates
  • Transparent time-and-materials rates
  • Open communication if anything changes
4

Meticulous craftsmanship
Award-winning work, practical details, and long-term durability. We don't cut corners on structure, waterproofing, or safety to hit a low price.

5

Clean, respectful worksites
Daily cleanup, floor protection, and consideration for your neighbours and tenants. We work as if your home were our own.

If you value trust, honesty, and long-term quality over the cheapest quote, we’re a good fit.

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James and his crew have done work for me for the last 10 years. From redoing my kitchen 10 years ago, to redoing bathrooms, bedrooms, living room, porch etc. etc. over the years. I have now moved and they have redone a suite for me and soon will be doing my kitchen. I have recommended James and crew to many friends and family. All are very pleased with the work and glad they have someone they can trust. I would not hesitate to recommend Capital City Construction.

Anne Juteau
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Frequently asked questions

No. We focus on renovations and conversions of existing homes — basements, lower levels, and interior suites. We don’t take on new-construction detached dwellings, as we do not hold the necessary builder’s license for new-home warranties.

There will be some disruption — noise, trades coming and going, and occasional water or power shutoffs. We minimize this by:

  • Scheduling noisy work sensibly
  • Keeping the site as contained and clean as possible
  • Communicating in advance about anything that affects your daily routine

Often, yes. We can assess what’s already there, identify what’s missing from a code standpoint, and outline the work required to bring it into compliance. Sometimes that means targeted upgrades; other times, more extensive changes are needed. We’ll be candid about what it will take.

Most secondary suite renovations in Victoria, BC take several weeks to a few months, depending on complexity, permit timelines, and material availability. We’ll give you a realistic schedule up front and keep you updated throughout.

Costs depend on the existing conditions, ceiling heights, structural changes, and how complete the space is today. Suites that need new plumbing, electrical, and significant structural work will cost more than upgrading a partially finished basement. We provide clear estimates and can usually find unique solutions to stay within your budget.

Yes. If you’re adding a legal basement suite in Victoria or converting existing space into a secondary suite, you’ll need permits and inspections. We help coordinate this from the start so you don’t run into problems down the road with insurance, financing, or resale.

If you have other questions about basement suite renovations, we’re happy to walk through them during a consultation.

Get Started

Book your no-pressure basement suite consultation

Share a few details about your project and we'll:

Talk through your goals, wish list, and rough budget

Explain what’s realistic under the BC Building Code secondary suites requirements

If it's a fit, we'll schedule a time to visit your home, review the existing basement, and flag any obvious issues

Outline next steps, from design and permits to construction and finishes

No sales pressure, no sugarcoating — just honest advice from a contractor who’s been renovating homes in Victoria, Oak Bay, and Saanich since 2002!

Alternatively, give us a call: (250) 744-3842