Yes. Xerox Builders Ltd. is a licensed residential builder registered with BC Housing, and carries the insurance and warranty coverage required to build new homes in British Columbia.

We're based in Surrey, BC, with most of our projects built in Vancouver, Burnaby, and Delta. We also take on projects in Richmond, Coquitlam, North Vancouver, West Vancouver, Langley, Maple Ridge, New Westminster, and surrounding Metro Vancouver communities.

We offer construction management, design and build, general contracting, and permit and development support, along with custom homes, duplex and multiplex construction, and laneway homes and secondary suites. You can explore each in detail on our Services page.

We offer two pricing models: a lump sum (one fixed total price agreed before construction begins) or a construction management fee (a percentage of the total project cost, with full visibility into trade and material costs). We'll help you determine which fits your project during an initial consultation.

We invoice on a regular progress billing cycle, every 15 days, so costs stay transparent and easy to track throughout the project rather than arriving as one large bill at the end.

Possibly, more than you might think. Recent BC zoning changes (Small-Scale Multi-Unit Housing legislation) require most municipalities, including Surrey and Burnaby, to permit 3 to 4 units on most lots, and up to 6 units near frequent transit, generally without rezoning. A feasibility review of your specific lot is the best way to confirm what's possible.

A laneway house is a separate, detached building at the rear of your lot with its own entrance and utility connections. A secondary suite is a self-contained unit within the main house, such as a basement suite. Many properties can support both under current zoning, giving you more than one way to add income or space.

It's one of the most direct ways to put an underused backyard to work. A laneway house is a fully self-contained unit that can be rented out, helping offset a mortgage or generate ongoing income, while also adding long-term value to your property.

Most custom home projects take approximately 12 to 24 months from initial planning to final occupancy, including design, consultant coordination, municipal approvals, permit processing, and construction. Larger or more complex projects may require additional time.

In many cases, yes. Before beginning design work, we recommend reviewing zoning, setbacks, lot dimensions, servicing requirements, easements, and municipal regulations to confirm development potential.

Most custom homes require professionally prepared design drawings. Depending on the project, an architect, architectural technologist, or residential designer may be appropriate. We can help determine the most suitable design team for your project.

Absolutely. We regularly work with plans prepared by architects and designers selected by our clients. If modifications are required for permitting or construction purposes, we can help coordinate those revisions.

The allowable size depends on zoning regulations, floor space ratio (FSR), setbacks, lot dimensions, and municipal bylaws. A preliminary property review can often determine the approximate building potential before design begins.

The first step is usually a consultation. We discuss your property, goals, budget, timeline, and vision for the project, which helps establish a realistic roadmap before investing in design and consultant fees.

Yes. We work closely with architects, designers, engineers, and consultants to help transform your ideas into permit-ready construction drawings.

Yes, although changes become more expensive as construction progresses. Whenever possible, major decisions should be finalized before construction begins to minimize delays and additional costs.

In many municipalities, yes. Legal suites can provide rental income, increase property value, and create additional flexibility for homeowners. Municipal regulations vary and should be reviewed early in the planning process.

Often yes, but custom homes offer significant advantages. A custom home is designed specifically for your lifestyle, incorporates modern building standards, and typically requires less maintenance than an older home.

The easiest way to begin is with a conversation. We'll discuss your property, budget, goals, and timeline, then help determine the most practical path forward for your custom home project.

Most custom homes currently range from approximately $275 to $500+ per square foot, depending on design complexity, site conditions, energy-efficiency requirements, and finish selections. Premium and luxury homes may exceed this range. The best way to establish an accurate budget is to review the lot, plans, and project goals before construction begins.

Most projects require some form of property survey. Surveys often range from approximately $1,500 to $4,000+, depending on property size and survey requirements.

Many municipalities and engineers require geotechnical investigations before construction begins. Residential geotechnical reports often range from approximately $2,000 to $5,000+, depending on site conditions and project complexity.

Architectural and design fees commonly range between 3% and 8% of construction cost, although fixed-fee arrangements are also common. Fees vary depending on project complexity and scope of services.

Structural engineering fees for residential projects often range between $2,500 and $10,000+. Complex homes with large spans, retaining walls, or challenging site conditions may require additional engineering.

Several factors influence construction cost, including home size, design complexity, site conditions, structural requirements, energy-efficiency standards, interior finishes, landscaping, and municipal fees. The combination of these factors determines the final project budget.

Yes. Virtually all new residential construction projects require a building permit before construction can begin. Starting construction without the required permits can result in delays, fines, and costly corrections.

Most residential building permits take approximately 3 to 12 months, depending on the municipality, project complexity, and completeness of the application. Well-prepared applications generally move through review more efficiently.

Yes. We assist clients by coordinating consultants, preparing permit submissions, responding to municipal comments, and helping navigate the approval process from start to finish.

Requirements vary by municipality, but applications often require architectural drawings, structural engineering drawings, site plans, energy compliance documents, surveys, geotechnical reports (where required), and permit application forms. Additional documents may be required depending on the project.

A development permit is separate from a building permit and may be required in specific areas or under certain zoning regulations. It often addresses land use, environmental considerations, design guidelines, and neighbourhood compatibility before building permit review begins.

A development permit focuses on whether a project is permitted on a property. A building permit focuses on how the project is constructed and whether it complies with applicable building codes. Some projects require both.

In most cases, yes. A property survey helps establish lot boundaries, setbacks, elevations, and site conditions that are often required for permit applications and design work.

A geotechnical report evaluates soil conditions and provides engineering recommendations for foundations, drainage, excavation, and site preparation. Many municipalities and structural engineers require this information before construction begins.

Most new homes, duplexes, multiplexes, and laneway homes require structural engineering to ensure the structure safely supports all required loads and complies with applicable building codes.

Yes. Incomplete applications, missing documents, zoning conflicts, or design issues may result in revisions or rejection. Proper planning and consultant coordination help reduce these risks.

No. Construction should not begin until all required permits have been issued. Starting work prematurely can result in stop-work orders, delays, and financial penalties.

Most residential projects require inspections at various stages including excavation, foundation, framing, plumbing, insulation, and final occupancy. Specific requirements vary by municipality.

Yes. Laneway homes generally require building permits and must comply with applicable zoning regulations. Depending on the municipality, duplexes may require additional reviews related to zoning, servicing, parking, or subdivision requirements.

The best approach is proper preparation: complete drawings, coordinated consultant documents, accurate submissions, and timely responses to municipal comments can significantly improve approval timelines.

Most residential projects follow a similar sequence: design and planning, permits and approvals, site preparation, excavation, foundation, framing, roofing, windows and exterior finishes, plumbing/electrical/HVAC rough-ins, insulation, drywall, interior finishes, final inspections, and occupancy and handover. Some stages may overlap depending on project requirements.

Excavation typically takes 1 to 3 weeks, and foundation work (including formwork, reinforcing steel, concrete, and waterproofing) takes approximately 2 to 6 weeks. Weather and soil conditions can affect timelines.

Framing typically requires approximately 4 to 12 weeks depending on project size and complexity. Weather conditions and labour availability can also influence schedules.

Roofing generally begins shortly after framing and takes approximately 1 to 2 weeks. Windows are typically installed once framing and roofing progress enough to make the building weather-resistant.

Rough-ins are the installation of plumbing, electrical, HVAC, and gas systems before insulation and drywall. This stage typically requires 2 to 6 weeks, with multiple trades often working simultaneously.

Municipal inspectors and consultants often review framing, plumbing, electrical, mechanical systems, and insulation before drywall is permitted. Drywall installation and finishing typically require 2 to 5 weeks.

A blower door test measures the airtightness of a building. Many municipalities require this testing as part of BC Energy Step Code compliance, and the results help verify energy performance.

Cabinets, flooring, and millwork usually begin after drywall is complete and interior painting has progressed. Kitchen and bathroom finishes, including fixtures and countertops, are completed during the later stages before final inspections.

Yes, site visits are encouraged but should be coordinated for safety and to avoid disrupting work. Most clients receive regular updates including scheduling information, progress photos, inspection results, and milestone completions.

Weather can affect excavation, concrete work, roofing, and exterior finishes, though schedules generally account for normal conditions. Changes can still be made after construction begins, but they become more expensive and disruptive as work progresses.

The final walkthrough allows you to review the completed home and identify any items requiring attention before occupancy. A deficiency list identifies minor items that require correction, adjustment, or completion before or shortly after occupancy.

Occupancy occurs after required inspections and municipal approval. After occupancy, you begin the warranty period and receive information regarding maintenance and operation of building systems.

The BC Energy Step Code is a provincial framework designed to improve the energy efficiency of new buildings. Different municipalities require different Step Code levels; the higher the step, the more energy-efficient and airtight the home must be.

Generally yes, but the additional investment is often modest compared to the overall construction budget. Higher Step Code homes typically provide better comfort, lower utility costs, improved indoor air quality, and stronger long-term value.

An airtight home reduces uncontrolled air leakage through the building envelope, improving efficiency and comfort. Modern airtight homes use ventilation systems such as HRVs or ERVs to continuously provide fresh air, so a properly designed home is never "too" airtight.

ACH50 stands for Air Changes per Hour at 50 Pascals. It measures how airtight a building is during a blower door test; lower numbers indicate better airtightness and improved energy performance.

An HRV (Heat Recovery Ventilator) exchanges stale indoor air with fresh outdoor air while recovering heat. An ERV (Energy Recovery Ventilator) does the same but also transfers moisture between air streams. Your mechanical designer can help determine the best fit for your climate and design.

For many homeowners, yes. Triple-glazed windows improve comfort, reduce heat loss, and decrease outside noise. They typically cost approximately 10% to 30% more than comparable double-glazed products.

The best system depends on budget, comfort expectations, and lifestyle. Popular options include heat pumps, radiant floor heating, forced-air systems, and hybrid systems, each with different advantages in comfort, efficiency, and operating cost.

In many cases, yes. Heat pumps provide excellent energy efficiency and lower operating costs through both heating and cooling functions, and most modern heat pumps eliminate the need for a separate air conditioning system entirely.

Radiant floor heating circulates warm water through tubing beneath the floor, offering consistent comfort and warm floor surfaces. Neither system is universally better; radiant is often preferred for comfort, while forced-air offers simpler heating, cooling, and ventilation integration. Many high-performance homes combine both.

The building envelope includes walls, roof assemblies, windows, doors, insulation, and air barriers that separate the indoor environment from outdoor conditions. Thermal bridging occurs when heat travels through components that bypass insulation, reducing efficiency, so a strong envelope is one of the most important aspects of an energy-efficient home.

Radon is a naturally occurring gas found in soil. Many municipalities now require a radon rough-in pipe extending from beneath the slab, allowing a future mitigation system to be connected if elevated radon levels are found.

Most building science professionals agree that investing in a better building envelope, air sealing, insulation, windows, and moisture management, often delivers greater long-term benefits than simply installing more mechanical equipment.

New homes in British Columbia are generally protected by the 2-5-10 Home Warranty Program: 2 years on labour and materials, 5 years on the building envelope, and 10 years on major structural defects. Specific coverage should always be reviewed with your builder and warranty provider.

In most cases, yes. Licensed residential builders in British Columbia are generally required to provide third-party home warranty coverage for new homes before construction begins.

The warranty period typically begins on the date of occupancy or ownership transfer. A defect is generally a failure of materials or workmanship that doesn't meet accepted industry standards; not every cosmetic issue qualifies as a warranty claim.

Minor drywall cracks and nail pops are common in new homes as wood framing naturally dries and settles, and are often considered normal characteristics of wood-frame construction. Nail pops that occur during the warranty period may be repaired as part of warranty service, depending on the provider.

Landscaping warranty coverage varies by contract and should be reviewed before construction begins. Most appliances are covered by the manufacturer's warranty rather than the builder's warranty.

Typical exclusions include normal wear and tear, owner neglect, improper maintenance, damage caused by the homeowner, and natural disasters. Coverage details should always be reviewed with the warranty provider.

All homes require ongoing maintenance, including cleaning gutters, servicing mechanical equipment, replacing filters, maintaining caulking, and performing seasonal inspections. Heat pump and HRV systems in particular require regular filter cleaning and servicing to preserve performance and warranty coverage.

Warranty claims are typically submitted in writing with photographs and a description of the issue. Response times vary depending on urgency; safety concerns and active leaks generally receive immediate attention.

You can still contact the builder for assistance or recommendations. Although warranty coverage may no longer apply, many issues can still be resolved through repair or maintenance services.

Yes. We believe completing construction is only one part of the relationship, and we remain available to answer questions, provide guidance, and assist homeowners after they move into their new home.