Renovating a restaurant in Vancouver, or anywhere in the Metro Vancouver area, is a complex undertaking. However, with careful planning, the right team, and a clear understanding of local regulations, you can transform your space into something vibrant, functional, and compliant. Below is a detailed guide tailored to the conditions in Vancouver and British Columbia, though many of the principles apply more broadly. If you’d like, we would be more than happy to adapt this guide specifically to your neighborhood or budget.
Overview: Why Restaurant Renovations Need Extra Care
Restaurants integrate various technical systems—such as kitchens, ventilation, plumbing, fire safety, and food hygiene—with elements like guest experience, brand identity, and municipal regulations. Errors in any of these areas can lead to delayed openings, cost overruns, or compliance issues.
Renovating a restaurant involves more than just aesthetics; it requires a comprehensive approach to both the “front-of-house” (which includes dining spaces, lighting, and finishes) and the “back-of-house” (comprising the kitchen, storage, and mechanical systems). It is essential to view the renovation as a cohesive whole.
Step 1. Pre-Planning & Concept Development
Define your vision & operational goals
• What is your cuisine and service style (fast casual, full service, bar, café)? This influences kitchen layout, ventilation requirements, seating arrangement, etc.
• How many seats or covers do you need? What flow is required (front staff, bussing, back-of-house)?
• What is your brand identity and ambiance? Is it modern, rustic, industrial, or cozy?
• What are the existing constraints, such as structural columns, mechanical risers, or load paths, that may be difficult to change?
2. Survey & due diligence of the existing space
Before committing, bring in an architect/contractor who has restaurant experience to walk the space:
• Inspect the condition of the floors, walls, ceiling structure, mechanical shafts, plumbing risers, and other relevant components.
• Identify critical deal breakers such as inadequate roof height for hood vents, structural constraints, and noncompliance with old building codes.
• Obtain any available past underground and structural reports.
• Discuss tenant improvement allowances with the landlord, define “base building,” and clarify who is responsible for certain upgrade costs.
3. Budget & contingency
• Establish a preliminary budget early on, and include contingency funds, typically ranging from 10% to 20% or more.
• Divide the budget into categories: architecture/design and permits, structural and mechanical work, kitchen equipment, finishes and furniture, soft costs (such as consultants and project management), permit fees, and inspections and hard cost.
• Be realistic: older buildings often come with hidden surprises, such as mold, concealed piping issues, or structural deficiencies.
4. Assemble your core team
You’ll typically need:
• Architect / interior designer (ideally with restaurant experience)
• Mechanical / HVAC engineer
• Structural engineer
• Kitchen equipment / plumbing consultant
• General contractor / construction project manager
• Permitting specialist or consultant (helping with municipal submission)
Step 2. Regulatory & Code Compliance in Vancouver
One of the trickiest aspects is ensuring that your design complies with municipal and provincial requirements. Here are some important considerations for Vancouver:
Permits & Municipal Requirements
• Major renovations that involve structural alterations, mechanical systems, plumbing, or a change in occupancy will require building permits according to the Vancouver Building By-law.
• You need to submit complete drawings: floor plans, mechanical/HVAC plans, plumbing layouts, kitchen hood/exhaust systems, structural plans, and fire safety/sprinkler layouts.
• For commercial kitchens, Vancouver requires a review and approval of kitchen ventilation and fire protection systems.
• The city issues an occupant load permit to determine the maximum safe occupancy for a space.
• Signage, awnings, and exterior changes often require separate permits.
• Required documents for permit applications (e.g. BC Hydro clearance, building code analysis, kitchen exhaust systems, etc.).
• Permit fees must be budgeted.
• Depending on the scope, you may also need a development permit or amendments for zoning deviations.
Health / Food Safety Permits & Approvals
• You must obtain approval from Vancouver Coastal Health or the relevant health authority for your food premises. Operators are required to comply with the BC Food Premises Regulation and the Public Health Act.
• An Environmental Health Officer (EHO) will inspect your premises prior to operation.
• Kitchen layout, food flow, washrooms, surface materials, grease control, waste disposal, pest control, etc., must meet public health code.
Other Codes & Considerations
• Accessibility and Barrier-Free Design: Ensure compliance with BC building code accessibility standards, which include ramps, washrooms, and door widths.
• Fire and Life Safety, Egress: Install necessary safety features such as sprinkler systems, fire alarms, clear exit paths, and emergency lighting.
• Structural and Seismic Considerations: Since Vancouver is located in a seismic zone, structural upgrades may be necessary based on the building’s age or any modifications made.
• Energy and Sustainability Requirements: Be aware of Vancouver’s energy efficiency regulations outlined in the Building By-law.
• BC Hydro and Utility Approvals: If your renovation involves new electrical loads, upgrades, or relocations, obtain the necessary utility approvals.
• Noise, Mechanical Vibration, and Exhaust Constraints: In multi-tenant buildings, neighbors may impose restrictions on noise levels, exhaust outlet placements, and vibration isolation.
Timeline & Approval Delays
Step 3. Design & Documentation Phase
Move into design and documentation.
Layout & Kitchen Design
• Optimize kitchen workflow: receiving, prep, cooking, plating, dishwashing, storage.
• Plan mechanical exhaust, ducting, hood systems (Type I / II hoods), and grease interceptors.
• Ensure proper ventilation for heat, odours, and smoke.
• Maximum efficiency of plumbing, waste lines, water supply, and drainage.
• Minimize cross traffic and ensure easy staff circulation.
• Ensure adequate clearances per code (aisle widths, equipment spacing).
Architectural & Interior Design
• Align floor plan with your brand identity (lighting, finishes, seating style).
• Coordinate structural elements with design (beams, columns) so they don’t conflict with aesthetics.
• Layout restrooms, accessibility features, bar/service stations.
• Consider acoustics, lighting, traffic flows, circulation, and visible mechanical elements.
• Choose materials that are durable, cleanable, and code-compliant (non-combustible as required).
• Plan for flexibility: power, lighting zones, plug locations, and future expansion.
Engineering & Technical Documentation
• Structural plans & calculations
• Mechanical / HVAC plans
• Electrical & lighting plans
• Plumbing plans
• Fire suppression / sprinkler & alarm plans
• Kitchen hood and exhaust system design
• Life safety & egress plans
The drawings must be detailed and well-coordinated, as they will be closely examined during the permitting process.
Step 4. Permitting & City Submission
• Submitting complete set of drawings, engineering reports, permit forms, and checklists in accordance with Vancouver’s requirements.
• The City may require revisions or clarifications; respond promptly.
• Once the permit is approved, you may receive several trade or sub-permits (plumbing, mechanical, electrical).
• Make sure your contractor displays the permit on-site and meets all inspection requirements.
Step 5. Construction, Coordination & Oversight
Upon permit approval, construction begins. This is when many projects deviate from the original plan, making tight project management essential.
Phasing & sequencing
• Clear demarcation of “protected zones” (front-of-house vs work zones).
• Set milestones (demo, rough mechanical, rough plumbing, electrical, finishing, inspections).
• Organize the delivery schedule, particularly for large kitchen equipment.
• Collaborate with subcontractors who are familiar with the challenges of the restaurant industry, such as strict tolerances and the necessity for timely installations.
Quality control & coordination
• Frequent site inspections and walkthroughs.
• Ensure that there is proper coordination between trades to prevent conflicts, such as HVAC ducting interfering with structural beams.
• Manage change orders carefully; the temptation to add just one more can easily exceed budgets.
Mechanical / Exhaust / Fire systems
• Ensure the proper installation and sealing of ductwork, fire dampers, and exhaust terminations.
• Verify that all clearances are compliant with regulations regarding the roof, property lines, and exhaust noise/vibration.
• Please install the grease stack, hood, fire suppression system, and duct access panels for cleaning.
Finishes & interiors
• Install millwork, lighting fixtures, acoustical treatments, seating arrangements, a bar, and decorative elements.
• Make sure that all surfaces are suitable for food use and easy to clean.
• Ensure that all installations are connected to the mechanical and electrical infrastructure.
Step 6. Inspections, Commissioning & Approvals
• Please request inspections for the following trades: structural, plumbing, mechanical, electrical, and fire.
• The City will conduct final inspections before occupancy and opening.
• Vancouver’s health authority will conduct inspections to ensure compliance with food safety regulations before allowing any establishment to open.
• All deficiencies need to be addressed and resolved.
Step 7. Pre-Opening & Soft Launch
• Training for staff will cover layout, safety procedures, and operational processes.
• Commissioning kitchen equipment involves testing all appliances and ventilation systems.
• Conduct a walkthrough with the staff to evaluate the flow, seating arrangements, and service pathways.
• A soft opening allows a business to operate for limited days, giving them the opportunity to identify and resolve any issues before fully opening to the public.
Approximate Timeline (Illustrative)
• Full package interior design: 2–4 weeks
• Architecture design: 2–4 weeks
• Engineering & detailing: 3–4 weeks
• Final permit-ready drawings & documentation: 1.5–3 weeks
• Permit submission and review: 2 to 3 weeks for city acknowledgment, followed by full permit processing, which takes 2 to 4 months.
• Construction: 3–6 months (or more)
• Inspection & commissioning: 1–2 weeks
In total, from concept to opening, you should plan for 6–12 months (or longer for larger / more complex builds).
