# Should You Renovate Before Selling in Coquitlam? > Wondering whether to renovate before selling in Coquitlam? Learn which upgrades tend to pay back, when to skip the work, and how to prepare your home… **Source:** https://soldbycraig.ca/renovate-before-selling-coquitlam/ **Author:** Craig Johnston, REALTOR® (BC Licence V99960) · The MACNABS · Royal LePage Elite West **Site:** https://soldbycraig.ca --- Coquitlam Seller Guide ## Should You Renovate Before Selling in Coquitlam? Sometimes a few smart improvements help a home stand out. Sometimes sellers spend too much, wait too long, and never get the return they expected. The key is knowing the difference. [Find Out What Your Home Could Sell For](/home-evaluation/) [Get a Seller Strategy Call](/book-a-strategy-call-with-craig-johnston/) ![Craig Johnston speaking with clients about preparing a home for sale](https://soldbycraig.ca/wp-content/uploads/2026/03/F883FFAD-16AB-439A-8921-3FD6B1489036_1_105_c.jpeg) ### What smart pre-listing work usually looks like - Focused preparation, not wasteful overspending - Repairs and updates that improve buyer perception - Presentation choices that support pricing and momentum - A launch plan built around return, not renovation for renovation’s sake 1% Ranked Top 1% Team Member — Greater Vancouver REALTORS® 2% Nationwide Top 2% Team Member — Royal LePage nationwide 44 Local Lived in the Tri-Cities 47+ years ★ Team The MACNABS Quick Answer Should You Renovate Before Selling in Coquitlam? Wondering whether to renovate before selling in Coquitlam? Learn which upgrades tend to pay back, when to skip the work, and how to prepare your home… **Craig Johnston, Top 1% Team Member — Greater Vancouver REALTORS®** and 47+ year Tri-Cities resident, can walk you through the local context. Free Strategy Call ends with a written one-page plan in 24 hours. Also read [Home evaluation](/home-evaluation/) [How to price your home](/how-to-price-your-home-in-coquitlam/) [Sellers resource hub](/coquitlam-seller-resource-hub/) [Book a Strategy Call with Craig](/book-a-strategy-call-with-craig-johnston/) Start with which seller you are ## Which renovate-or-not seller are you? The reno-or-list decision splits into four clear seller profiles. Each has different math, different timelines, and different ROI expectations. Pick the one closest to you — the rest of the page reads more useful with that frame. Profile 01 ### Downsizing owner, dated but functional 1980s-2000s home, original kitchen/baths, no big issues. Most in this category should not renovate — spend $15K-$35K on prep, not $80K on reno. Recommended: prep only. Profile 02 ### Move-up seller with deferred maintenance Roof nearing end, windows foggy, envelope concerns. Fix the maintenance items before listing — they'll kill the negotiation otherwise. Skip cosmetic. Recommended: maintenance fixes, no kitchen/bath. Profile 03 ### Investor/landlord exit Selling after tenant. Paint, floor, minor cosmetic repairs — $18K-$35K envelope gets you owner-occupier buyer pool. Don't over-renovate — rental depreciation patterns are already priced in. Recommended: cosmetic refresh only. Profile 04 ### Executor / estate sale Inherited home, varying condition, beneficiaries disagree. Most under-estimate what's needed. Start with a professional valuation "as-is" vs. "prepped" — the gap drives decision. Recommended: get both numbers before deciding. The ROI decision table ## Six renovation categories × three ROI tiers Not all pre-sale work is equal. Some categories clear 2-4x their cost. Others clear 0.5-0.8x. Here's the actual ROI map based on Coquitlam achieved sales data through Q2 2026. | Category | Typical spend | Typical return | Net ROI | | --- | --- | --- | --- | | Paint, floors, decluttering | $6K-$15K | $22K-$48K perceived value | 3-4x (green) | | Staging + professional photography | $3K-$8K | $15K-$40K (faster sale + price) | 4-6x (green) | | Deferred maintenance fixes | $4K-$14K | Prevents $15K-$40K negotiation loss | 2-3x (green, defensive) | | Kitchen refresh (not full reno) | $8K-$22K | $12K-$28K | 1.2-1.5x (yellow) | | Full kitchen renovation | $45K-$95K | $35K-$70K | 0.7-0.85x (red) | | Full bathroom renovation | $18K-$45K | $12K-$30K | 0.65-0.8x (red) | Ranges reflect Coquitlam SFH at $1.3M-$2.2M price points. Returns vary by zone — Burke/Plateau buyers reward light-reno more; West Coq/Maillardville buyers reward dollar-efficient updates. The [monthly market update](/real-estate-market-update/) adjusts these. Market reads — right now ## What renovation buyers are rewarding (and penalising) right now Three reads on the current Coquitlam buyer pool — what they pay up for, what they shrug at, and what they actively penalise on the comparison tour. Read 01 ### Full-reno 1970s-80s homes sell 15-22% over dated comps Central Coq and West Coq buyers reward a full top-to-bottom renovation strongly — roughly $300-$450/sf premium over original-condition comps. But they don't reward partial renovations (new kitchen only, old baths) — that's where the math breaks. Read 02 ### Dated-but-clean is the sweet spot for Plateau/Heritage 1990s-era Plateau buyers largely don't want someone else's $80K kitchen choice. They want clean, move-in-ready, with their own renovation upside. Paint + floor + clean = 95-98% list-to-sold. Pre-renovated = buyers discount for "taste mismatch." Read 03 ### Envelope / roof issues cost 2-4% in negotiation Buyers with inspections that catch roof-end-of-life, foggy windows, or moisture at the envelope ask for 2-4% off list — often $35K-$80K on a $1.7M home. Fixing these pre-listing for $5K-$15K is consistently the highest-ROI spend. Don't skip this. [See the full monthly market update](/real-estate-market-update/) A better renovation framework ## The goal is not to renovate everything The goal is to position your home to sell strongly. In many cases, the smartest pre-listing work is not a full renovation. It is focused preparation, presentation, and strategic updates that improve buyer perception without overspending. Why this matters ## Before you renovate, make sure the work actually supports the sale Many sellers assume more money spent will automatically create a higher sale price. That is not always true. Some improvements help buyers feel more confident. Others simply eat up time, budget, and momentum without moving the needle enough. The right approach depends on your property, the market segment you are in, the condition of competing listings, and how quickly you want to launch. The goal is not to make the home perfect. The goal is to make the home market-ready in a way that protects your return. ![Craig Johnston walking through a neighbourhood while discussing seller strategy](https://soldbycraig.ca/wp-content/uploads/2026/03/Walking-917x1024-1.jpeg) ### When simple upgrades help Fresh paint, lighting improvements, decluttering, minor repairs, and smart staging often create stronger value than bigger projects with uncertain payback. These changes improve first impressions without dragging out your timeline. ### When renovations are unnecessary If the home already presents well for its market segment, major renovations can become an expensive distraction that delays the listing and reduces flexibility. A strong strategy often beats a bigger renovation budget. ### When bigger work may matter If a property has clear deferred maintenance, obvious buyer objections, or serious presentation problems, more meaningful preparation may be worth considering before launch. The key is fixing the issues buyers will actually react to. The strongest return usually comes from positioning ## The best return usually comes from strategy Pricing, presentation, and marketing still do the heavy lifting. Renovations should support that strategy, not replace it. Craig helps sellers decide what to improve, what to leave alone, and how to prepare the home without wasting time or money. Preparation Plan Pricing Strategy Launch Timing Buyer Perception [See the Seller Mistakes to Avoid](/mistakes-sellers-make/) [How to Sell Your Home Fast](/how-to-sell-your-home-fast/) A smarter decision filter ### Ask one question before you spend Will this improvement: - Remove a real buyer objection? - Improve first impression and perceived value? - Support your target price range? - Help you launch stronger without losing too much time? If the answer is no, the project may not be worth doing before you list. **The smartest pre-listing spending is usually selective, strategic, and tied directly to buyer perception.** ![Family lifestyle image showing the kind of move-up result sellers are often preparing for](https://soldbycraig.ca/wp-content/uploads/2026/03/DSC1195-scaled.jpg) Quick renovation decision framework ## What should you improve before selling? ### Usually worth doing - Fresh paint in dated or heavily marked areas - Minor repairs buyers will notice during showings - Decluttering and cleaning that improves flow - Lighting, hardware, or staging updates that modernize perception ### Usually worth questioning - Large renovations with long timelines - Highly personalized design upgrades - Expensive projects with unclear resale return - Work that delays your launch without removing a major objection Common upgrade payback ## What sellers often get back on common upgrades These percentages are best used as directional benchmarks, not guarantees. Actual return depends on the home, the quality of the work, the price band you are in, and what nearby competing listings already offer. For this reason, some upgrades are best viewed as resale-recovery projects, while others are better viewed as low-cost prep work that helps a listing feel cleaner, fresher, and easier to show. Strongest pattern: exterior and entry upgrades often recover more than big discretionary interior renovations, while painting is frequently recommended because it is relatively low cost and improves buyer perception quickly. ![Craig Johnston advising sellers on which upgrades to prioritize before listing](https://soldbycraig.ca/wp-content/uploads/2026/03/F883FFAD-16AB-439A-8921-3FD6B1489036_1_105_c.jpeg) Roof **Often one of the better payback projects** National resale-recovery figures commonly cited are around **100%** in NAR’s 2025 Remodeling Impact news release and about **57% nationally / 80% in the Pacific region** in JLC’s 2024 Cost vs. Value data. Roof work matters most when condition is a buyer objection or financing/inspection risk. Exterior paint **Usually a curb-appeal and prep play** Painting shows up more often as an agent-recommended pre-listing project than as a single standardized national resale-recovery percentage. Fresh exterior paint has also been cited by agent surveys as sometimes delivering roughly **150%+** ROI when the home clearly needs it. This is usually best treated as a selective curb-appeal decision, not an automatic project. New front door **One of the strongest curb-appeal returns** National figures often cited range from roughly **100%** for a new steel front door in NAR’s 2025 report to **188%–216%** in other recent U.S. national summaries tied to JLC Cost vs. Value data. A front door can be a high-impact, low-scope upgrade if the existing entry feels dated or weak. Interior painting **Often high value because cost is relatively low** Fresh interior paint is one of the most commonly recommended seller-prep projects. Some recent trade and agent-source estimates place interior painting around **107%** ROI, especially when done in neutral tones. This is often about improving photos, freshness, and first impression more than “renovation” in the traditional sense. Kitchen renovation / upgrade **Moderate return, but very easy to overspend** NAR’s 2025 reporting puts both complete kitchen renovation and minor kitchen upgrade at around **60%** cost recovery. Earlier NAR reporting showed higher results, but the broad lesson is the same: smaller, smarter updates usually beat overbuilding. Full kitchens can make sense when the existing one is a true obstacle, but cosmetic updates often deliver a better overall result. Bathroom renovation **Helpful when condition is dated or tired** NAR’s 2025 reporting places bathroom renovation around **50%** cost recovery and bathroom addition around **56%**. Like kitchens, bathrooms can help, but only when the work matches the home and the buyer profile. Basement upgrade / conversion **Can add useful living area without adding footprint** NAR’s 2025 figures put basement conversion to living area around **71%** cost recovery. Earlier NAR reporting was higher, which reinforces how sensitive this category is to project scope and execution. The strongest basement projects tend to be clean, bright, functional, and consistent with the rest of the home. Bottom line **High return does not automatically mean “do it”** The smartest choice is the one that removes real objections, improves perceived value, and supports your launch timing. The wrong project can still hurt your net if it costs too much or delays the listing. That is why the renovation decision should sit inside the larger selling strategy. Where sellers often go wrong ## Four ways renovation decisions can hurt the sale ### Overspending You put money into upgrades buyers may not value enough to repay. ### Over-improving The home becomes out of step with its price band or neighbourhood expectations. ### Delaying A better launch window can be missed while the work drags on. ### Replacing strategy Sellers focus on renovation instead of the bigger plan around pricing and presentation. How Craig approaches it ## A practical pre-listing process that protects your return The best pre-listing advice is rarely “renovate everything” or “do nothing.” It is a more balanced plan built around what buyers in your segment care about most. That may mean a short list of targeted improvements, a stronger presentation plan, or simply pricing and marketing the property correctly as-is. #### Assess Review current condition, buyer objections, and competing inventory. #### Prioritize Choose only the updates most likely to improve perception and momentum. #### Prepare Coordinate presentation, staging, photography, and timing around the plan. #### Launch Bring the property to market with clear positioning and a stronger first impression. Frequently asked seller question ## Should you renovate before selling in Coquitlam? Sometimes. But not automatically. If the home already shows well, a full renovation may not create enough additional value to justify the cost and delay. If the home has condition issues, dated finishes that hold buyers back, or obvious objections, selective improvements may absolutely help. The right answer is usually not bigger spending. It is smarter spending. Useful next steps ## Keep building the right seller plan [Mistakes Sellers Make](/mistakes-sellers-make/) [How to Sell Your Home Fast](/how-to-sell-your-home-fast/) [Sell Your Home in Coquitlam](/sell-your-home-in-coquitlam/) [What Impacts Home Prices](/what-impacts-home-prices/) [Real Estate Market Update](/real-estate-market-update/) [Home Evaluation](/home-evaluation/) [Book a Strategy Call](/book-a-strategy-call-with-craig-johnston/) [Best REALTOR® in Coquitlam](/best-realtor-in-coquitlam/) How I actually work with you ## My 5-step pre-list renovation review 1. 01 ### On-site walkthrough I come to the house, walk the block, and identify what a Coquitlam buyer at your price point will actually notice in the first 90 seconds. 2. 02 ### Renovation ROI analysis I run each proposed upgrade against recent comparable sales to show what recovers its cost and what doesn't — before you spend a dollar. 3. 03 ### Strategic prep plan You get a written plan: what to fix, what to leave, what to stage, and what to credit at close. Every item tied to expected buyer reaction. 4. 04 ### Trusted-trades coordination Painters, stagers, cleaners, handymen — I introduce the team, manage scheduling, and keep everything moving to your target list date. 5. 05 ### Pricing & launch Final photography, price strategy (three price points — strategic, aggressive, conservative), MLS® narrative, and a launch plan designed for your first typically a few weeks on market. [Book a Strategy Call →](/book-a-strategy-call-with-craig-johnston/)   Craig Johnston · REALTOR® · 604-202-6092 FAQ ## More answers sellers often want Do I need to renovate my kitchen before selling? Not necessarily. In many cases, cleaning, decluttering, lighting, hardware changes, and better presentation create a stronger return than a full kitchen renovation before listing. What upgrades usually have the best payoff? Exterior and entry-related upgrades often rank well nationally, especially when they improve curb appeal and remove obvious buyer objections. Low-cost refreshes can also outperform bigger discretionary remodels. Can major renovations delay the sale too much? Yes. Large projects can stretch timelines, increase stress, and cause sellers to miss better market windows. That is why timing should always be part of the decision. What is the best first step before spending money? Start with a strategy conversation so you know which improvements actually matter for your property, your price range, and your next move. Next step ## Make the right improvements. Skip the wasted spending. If you are wondering whether to renovate before selling in Coquitlam, start with a strategy conversation built around your home, your likely value, and the smartest path to market. [Find Out What Your Home Could Sell For](/home-evaluation/) [Book Your Seller Strategy Call](/book-a-strategy-call-with-craig-johnston/) Keep exploring ## Related Coquitlam resources Keep moving through the guide network. These pages connect directly to the decision you are working on. [Where to Buy in CoquitlamCompare Coquitlam's strongest move-up neighbourhoods side by side.](/where-to-buy-in-coquitlam/) About Craig ![Craig Johnston, Coquitlam REALTOR](https://soldbycraig.ca/wp-content/uploads/craig-johnston-realtor.jpg) Craig Johnston Licensed REALTOR® · Coquitlam & the Tri-Cities I have spent the last 47+ years living in Coquitlam, 9+ years on Burke Mountain, helping move-up buyers and sellers get from where they are to where they want to be — without the panic of owning two homes at once or selling under value. I work the Tri-Cities every day: Burke Mountain, Westwood Plateau, Heritage Mountain, and the rest of Coquitlam’s move-up neighbourhoods. If you want a straight read on your timing, pricing, or move-up strategy, the fastest next step is a short call. **Specialty**Move-up sellers & upsizers **Coverage**Coquitlam, Port Moody, Port Coquitlam **Experience**47+ years living in Coquitlam, 9+ years on Burke Mountain, serving families [Book a Strategy Call with Craig →](/book-a-strategy-call-with-craig-johnston/) Questions? I'm real local help. [Talk to Craig](https://soldbycraig.ca/book-a-strategy-call-with-craig-johnston/) The protocol ## How to decide whether to renovate before listing — the ten-step protocol Most sellers get this decision wrong by jumping straight to "what should I renovate?" The right question is "should I renovate at all?" — and it has a clear answer. This is the sequence I run with every Coquitlam seller before touching a single paintbrush. 1. 1 ### Get two valuations — "as-is" and "prepped" Your agent walks the home twice: once honestly assessing today's sellability, once imagining light prep ($12K-$25K range). The gap is the ceiling on what prep can deliver. If the gap is under $40K, most prep beyond defensive maintenance is unjustified. 2. 2 ### Pre-listing inspection — find the defensive spend first $600-$900 for a CAPHI-certified pre-listing inspection is non-negotiable. It tells you what buyer inspections will find — and lets you fix those items for a fraction of the 2-4% negotiation hit they'd cost at the deal stage. 3. 3 ### Map defensive vs. offensive spend Defensive = fixing things that would kill the negotiation (roof, moisture, electrical). Offensive = improvements to push price up (kitchen, baths). Defensive almost always wins. Offensive almost always loses. Most sellers want to spend offensive money. Don't. 4. 4 ### Always paint — always declutter — always deep-clean $4K-$8K for paint, $800-$1,500 for storage of 30% of your stuff, $400-$800 for professional deep-clean. This is the highest-ROI spend in real estate — 3-5x returns in every Coquitlam comp I've tracked. No exceptions. 5. 5 ### Stage the main floor + principal bedroom $3K-$7K for a 30-60 day stage of the living/dining/kitchen + principal bedroom. Skip the rest unless you're in the $1.5M+ tier. Photograph once, measure result by weekend-1 showing volume. Staging pays for itself in under 72 hours of listing. 6. 6 ### If considering full reno — model the carry cost A 3-4 month full reno means 3-4 months of carrying costs (mortgage + tax + utilities + insurance = $5K-$8K/month typical). Add renovation permits, trades, supervision. Real full-reno ROI rarely exceeds 0.85x of total landed cost. Don't do this unless you can also self-finance + wait. 7. 7 ### Photography tier scales with price $500 basic realtor photos under $1.2M. $800-$1,400 professional real-estate photographer + drone at $1.2M-$2M. $1,800-$3,200 cinema + twilight + walkthrough at $2M+. Going under-budget here typically costs 1-2% on sale price. Over-budget has no return under $2M. 8. 8 ### Curb appeal — high-ROI, low-cost Paint front door, power-wash driveway + siding, fresh mulch, trim. $400-$900 total. Drive-by buyers form a first impression in 6 seconds. This is the cheapest way to change that impression — typically 3-5x ROI in Coquitlam SFH sales. 9. 9 ### Price to the new comp set, not the old After prep, your home sits in a different comp tier. Don't price against your original as-is comps — price against clean/staged comps. Most sellers leave 1-3% on the table by anchoring to their pre-prep valuation. 10. 10 ### Capital-gains posture on any reno spend Major renovations on a non-primary-residence home (rental, secondary) can add to the cost base for capital gains purposes. Keep receipts for everything $500+. Your accountant will want invoices, not photos. Talk to them before renovating, not after. Run this with a specialist The reno-or-list decision has real money on the table. Book a 60-minute strategy call and we'll walk your specific home, the comps, and build a defensive-first spend plan that maximises your net. [Book the pre-listing strategy call](/book-a-strategy-call-with-craig-johnston/) Where I'd lean — by profile ## Five specific moves for pre-listing Coquitlam sellers These are positions, not hedged takes. Each is paired with when I'd say the opposite — because reno-or-not is wildly situational. Pick 1 — Downsizer, dated but clean ### Spend $15K-$25K on prep — don't renovate Paint, floors if original carpet, stage, photography, declutter, curb appeal. Defensive maintenance from inspection. Total $15K-$25K recovers 3-5x. Kitchen/bath reno rarely makes sense at this profile unless showstopper-bad. When I'd say the opposite: if the kitchen is truly non-functional (1970s avocado, no dishwasher, melamine cabinets), one $18K IKEA refresh can work. Pick 2 — Move-up seller, deferred maintenance ### Fix defensive items, skip cosmetic renovation Roof, windows, envelope, electrical, HVAC service. $10K-$25K spend protects 2-4% of sale price. Skip kitchen/bath — you'd lose $20K+ net on that side. Use the fresh inspection as a selling document. When I'd say the opposite: if you have a major systems failure mid-listing, you may have to re-list after fixing. Just avoid this by front-loading the inspection. Pick 3 — Investor exit after tenant ### $18K-$35K cosmetic refresh, target owner-occupier pool Paint throughout, refinish floors or install new LVP, patch drywall, replace any broken/dated fixtures, deep-clean. Converts the home from "rental-quality" to "owner-quality" presentation and opens a 2-3x wider buyer pool. When I'd say the opposite: if the rental is in excellent condition already (well-maintained tenants), skip the cosmetic refresh — it's priced in. Pick 4 — Estate sale, beneficiary disagreement ### Get both "as-is" and "prepped" valuations + one-off cleanout Estate sales suffer from decision paralysis. Start with the valuations, budget $4K-$8K for cleanout + deep clean, and decide from there. Often "sell as-is to investor" beats renovation math on estates where timeline matters. When I'd say the opposite: if the home is in truly prime zone (Plateau, Heritage) with light-reno upside and the beneficiaries can wait 3-4 months, prep-and-list wins. Pick 5 — What I'd avoid ### Don't do a full kitchen reno hoping to recover the cost Full kitchen renos ($45K-$95K) in Coquitlam recover 0.7-0.85x consistently. That's a $10K-$25K net loss — plus 8-14 weeks of carrying costs. If the kitchen really needs full reno, either do it 3+ years before selling (you enjoy it) or sell as-is and let the buyer. When I'd say the opposite: in the $2M+ luxury tier, a strategic kitchen update can make the difference between $2.2M and $2.45M — math runs different. Caveat These are current reads on Coquitlam SFH reno-ROI through Q2 2026. Supply conditions, buyer preferences, and trades availability can shift these. Check the [monthly market update](/real-estate-market-update/) or book a call before committing. Where reno-ROI actually differs ## Coquitlam vs. the Tri-Cities — reno-ROI lens Renovation ROI isn't a constant across the Tri-Cities. Buyer preferences, comp supply, and lot economics all shape what a dollar of prep is worth in each city. Here's how the four compare. | Metric | Coquitlam | Port Moody | Port Coquitlam | Anmore/Belcarra | | --- | --- | --- | --- | --- | | Paint + prep ROI | 3-4x | 3-4x | 2-3x (dollar-sensitive buyers) | 2-3x (buyers expect reno already) | | Staging ROI | 4-6x | 4-6x | 2-3x (budget buyer) | 3-4x ($2M+ tier) | | Kitchen refresh ROI | 1.2-1.5x | 1.3-1.6x | 1.0-1.3x | 0.9-1.2x (expected) | | Full kitchen reno ROI | 0.7-0.85x | 0.75-0.9x | 0.65-0.8x | 0.7-0.9x | | Defensive maintenance ROI | 2-3x (prevents negotiation loss) | 2-3x | 2-3x | 2-4x (septic, well critical) | | Photography tier required | Basic under $1.2M, Pro $1.2M+ | Pro all tiers | Basic OK all tiers | Pro + drone required | Coquitlam pattern Prep and staging reward at 3-6x. Kitchen/bath renos don't recover cost. Defensive maintenance is the highest-priority spend. Port Moody pattern Buyers here reward presentation slightly more than Coquitlam. Pro photography at all tiers. Light-reno tolerable but full reno still doesn't clear. Port Coquitlam pattern Budget-conscious buyer pool. Staging ROI lower but still positive. Prep spend should skew toward fixing obvious issues, not aesthetics. Anmore/Belcarra pattern Buyers here expect renovation already at entry tier. Spend focus: septic, well, drone photography, premium video. Cosmetic is deemphasised. What most sellers don't know until it costs them ## Six Coquitlam-specific things to verify before you renovate These are the six traps that kill pre-listing ROI. They come up in every renovation decision and get missed in one in three. 01 — Permit trail on past renovations ### Un-permitted work is a 2-4% negotiation line item Coquitlam's permit records are searchable. If you did a bathroom addition without permit in 2018, the buyer's agent will find it. Better to disclose + offer a closing credit than have it surface in subject-removal. Pull the permit history before listing. 02 — Major renos require permits ### Electrical, plumbing, structural — permits + inspections Any electrical, plumbing, or structural work above minor repairs needs Coquitlam building permits — $400-$2,500 depending on scope + inspection. Don't cheap-out on permits for pre-listing renovations. Buyers check. Your closing lawyer checks. Get the paper. 03 — Asbestos testing on pre-1990 homes ### WorkSafeBC requires testing before demolition Popcorn ceilings, vinyl tile, and some drywall mud from pre-1990 homes can contain asbestos. Remediation adds $4K-$18K to any reno budget. Test $250-$500 before deciding. Don't skip this — WorkSafeBC fines for un-tested demolition start at $10K. 04 — Staging + GST ### Staging is GST-taxable but rarely part of agent commission A $6K stage invoice shows as $6,300 with GST. Most Coquitlam agents don't include staging in their commission — it's a separate line. Some offer a reimbursement structure on final commission. Ask directly: "Is staging included or billed separately?" 05 — Tenant-occupied renovation limits ### BC tenancy law restricts what you can do with tenants in place Under BC RTB rules, landlords can't evict simply for renovation unless the work requires vacant possession and has permits. "Renoviction" rules have tightened through 2024-2025. If you have tenants, timelines and scope change dramatically. Speak to a tenancy lawyer before planning any reno. 06 — Capital gains cost base ### Renovations can add to cost base on non-primary homes On a secondary home or rental, major renovations add to the cost base for capital-gains calculation, reducing your taxable gain. Keep receipts for everything $500+. Your accountant wants invoices, not Excel summaries. This can save $8K-$30K+ at sale on a rental. The short version Every pre-listing renovation I've advised on has at least two of these six hiding inside it. Running them at the start — not at the lawyer's office — is the difference between a clean sale and a clawback. which apply to your specific home. [Book the pre-listing strategy call](/book-a-strategy-call-with-craig-johnston/) Authority Sources & Local Resources ## Verify everything — the sources behind this page Pricing, regulatory disclosures, and tax implications when selling in Coquitlam — every one of these has an authority behind it. Cross-reference before you list. Municipal & Transit - [City of Coquitlam — municipal services, bylaws, permits ↗](https://www.coquitlam.ca/) - [City of Port Moody — municipal services ↗](https://www.portmoody.ca/) Real Estate Authorities - [BC Financial Services Authority — real estate regulator ↗](https://www.bcfsa.ca/) - [BCFSA — real estate consumer resources ↗](https://www.bcfsa.ca/public-resources/real-estate) - [BC Assessment — property values & search ↗](https://www.bcassessment.ca/) - [Greater Vancouver REALTORS® — monthly market reports ↗](https://www.gvrealtors.ca/market-watch/monthly-market-report.html) - [Greater Vancouver REALTORS® — Home Price Index ↗](https://www.gvrealtors.ca/market-watch/hpi.html) - [BC Government — Property Transfer Tax ↗](https://www2.gov.bc.ca/gov/content/taxes/property-taxes/property-transfer-tax) - [CMHC — mortgage insurance & housing data ↗](https://www.cmhc-schl.gc.ca/) External links open in a new tab. I'm not affiliated with these organizations — they are cited as independent authorities. Any time a number on this page differs from the authority, the authority wins. ★Top 1% Team Member — Greater Vancouver REALTORS® ![Medallion Club Member — Greater Vancouver REALTORS®](/assets/medallion-club-badge-60.png)Medallion Club Team Member President’s Club Team Member 47+ Years in the Tri-Cities ## What Coquitlam clients actually say after working with Craig Real reviews pulled from Google. No paid placements. No curated-only-positives. Every client below closed with Craig — most sold over asking, several within a week. ★★★★★ “Craig sold my property in just 6 days. After receiving one offer, he quickly reconnected with all the other REALTORS® who had viewed the property, and before I knew it, we had multiple offers — all over asking price. Craig didn’t stop there; he negotiated even better terms for me.” Heather Fox Sold with Craig · Over asking, 6 days ★★★★★ “We worked with Craig on three real estate transactions. In all cases he was extremely professional and efficient. In the case of the two sales, both houses were sold for over asking and within the one week of going on market. Craig analyzed the market accurately and advised on a selling price that was fair and saleable.” Ann English 3 transactions · 2 sold over asking in a week ★★★★★ “Craig recently sold my townhouse in West Vancouver in less than 6 days for over asking price. Craig is one of the most prolific and highly motivated REALTORS® I have seen in the Realty business, and I have extensive experience buying and selling properties of all sorts.” Riverplate Equities West Vancouver townhouse · Over asking, 6 days ★★★★★ “We consider ourselves lucky to be able to work with Craig over the last 5 years, over multiple transactions. He is a professional who is guided by integrity, honesty, and punctuality. Craig is a seasoned and well-informed realtor who will be a great asset on any real estate journey.” Jaeyoung Joo Google Local Guide · 5 years, multiple transactions ★★★★★ “As first-time home buyers, we had a myriad of concerns. Craig immediately put us at ease by taking the time to address each of our questions thoroughly and patiently. At no point did I feel pressured or rushed into making a decision. Instead, Craig empowered us with all the facts and options.” Jeff Kwok First-time buyers ★★★★★ “One of the most dedicated and professional REALTORS® I’ve encountered. No matter the value of the property, Craig puts great care into preparing high-quality marketing content. With his in-depth knowledge of the Coquitlam area, I highly recommend Craig to anyone looking to buy or sell.” Allan Liang Coquitlam specialist ★★★★★ “His creativity, top-notch communication skills, and a solid plan were instrumental in selling high and buying low. His foresight in negotiation skills, predicting outcomes before they happened, truly set him apart. A remarkable professional who exceeded expectations.” Matdori Google Local Guide · Sold high, bought low ★★★★★ “Craig absolutely delivered on his promise of selling my condo, exceeding my expectations. A++ communications and he kept me informed and educated every single step of the way. Rock solid performance and a very quick above asking sale, I am beyond grateful.” Rich & Andrew Condo sold over asking ★★★★★ “We were referred to Craig by a friend and knew from day one we were in great hands. The marketing was outstanding — we received seven offers, and Craig held firm on our priorities. When we re-listed in January, it sold in three days at the price we wanted, and he went on to find us an off-market buy in Vernon.” Jim Turnbull 7 offers · Sold at target price · Off-market buy in Vernon [Read the Google reviews →](https://www.google.com/search?q=craig+johnston+macnabs+coquitlam+reviews) Talk to Craig directly [604-202-6092](tel:+16042026092) [Craig@SoldByCraig.ca](mailto:Craig@SoldByCraig.ca) · Coquitlam, BC [Start with a free Equity Map](/home-evaluation/) [Book a Strategy Call](/book-a-strategy-call-with-craig-johnston/) More on Selling in Coquitlam ## Keep Digging Craig writes the Tri-Cities coverage most REALTORS® won't. Every page below is built on the same ground-truth data and the same negotiation playbook Craig uses for every client. [**Selling in Coquitlam hub** →](/coquitlam-seller-resource-hub/) [Coquitlam seller resource hub](/coquitlam-seller-resource-hub/) [Sell your home in Coquitlam](/sell-your-home-in-coquitlam/) [Coquitlam seller timeline](/coquitlam-seller-timeline/) [Downsizer case study](/coquitlam-downsizer-case-study/) [Downsizing resource hub](/coquitlam-downsizing-resource-hub/) [Detached → condo downsize](/downsizing-detached-to-condo-coquitlam/) [Detached → townhome downsize](/downsizing-detached-to-townhome-coquitlam/) [Why some homes don't sell](/how-showings-work-and-why-some-homes-dont-sell/) In this topic cluster · sellers Keep reading in the sellers cluster - [Sell your home](https://soldbycraig.ca/sell-your-home-in-coquitlam/) - [Home evaluation](https://soldbycraig.ca/home-evaluation/) - [Why some homes don't sell](https://soldbycraig.ca/how-showings-work-and-why-some-homes-dont-sell/) Or see the full library at [the sellers section of the resource hub](https://soldbycraig.ca/coquitlam-real-estate-resource-hub/#sellers). [Book a Strategy Call](/book-a-strategy-call-with-craig-johnston/) [Home Eval](/home-evaluation/) More Tri-Cities guides ### Explore the neighbourhoods connected to this page - [→ Maillardville (Coquitlam) guide](/maillardville-coquitlam-guide/) - [→ Ranch Park (Coquitlam) guide](/ranch-park-coquitlam-guide/) - [→ Eagle Ridge (Coquitlam) guide](/eagle-ridge-coquitlam-deep-dive/) - [→ Anmore estate homes & acreage](/anmore-estate-homes-acreage-guide/) - [→ Best luxury REALTOR® in Coquitlam](/best-luxury-realtor-coquitlam/) - [→ Port Moody move-up buyer guide](/port-moody-move-up-buyer-guide/) Tri-Cities monthly ## Get the honest Tri-Cities market read, monthly. June 2026 Coquitlam detached HPI is $1,649,000, -4.8% YoY. What that means for your buy or sell decision — without the salesy fluff. One email per month. Unsubscribe anytime. No spam, no listings flood, no marketing automation games. Genuine monthly update from a 47+ year Tri-Cities resident. Best REALTOR® by area ## A specialist for your specific Tri-Cities city or neighbourhood. [Coquitlam](/best-realtor-in-coquitlam/) [Burke Mountain](/best-realtor-in-burke-mountain/) [Westwood Plateau](/best-realtor-in-westwood-plateau/) [Heritage Mountain](/best-realtor-in-heritage-mountain/) [Port Moody](/best-realtor-in-port-moody/) [Port Coquitlam](/best-realtor-in-port-coquitlam/) [Anmore](/best-realtor-in-anmore/) [Belcarra](/best-realtor-in-belcarra/) [Or compare all Tri-Cities specialists →](/best-local-realtor-tri-cities/)