Hiring the wrong contractor for a bathroom renovation is an expensive mistake. The work involves plumbing, electrical, waterproofing, ventilation, and often structural changes — all in a small, unforgiving space where shortcuts show up later as mould, leaks, or failed tile. Before you sign anything, here’s what you should actually be asking when comparing bathroom remodelers in Langley.
What a bathroom renovation actually costs in Langley
Ballpark numbers for the Lower Mainland in 2024–2025:
- Cosmetic refresh (vanity swap, new toilet, paint, fixtures, no layout changes): roughly $8,000–$15,000.
- Mid-range full remodel (new tile, tub or shower replacement, vanity, lighting, ventilation, same footprint): roughly $20,000–$40,000.
- Full gut with layout changes (moving plumbing, expanding the footprint, custom tile work, heated floors, frameless glass): $40,000–$75,000+.
- Primary ensuite with high-end finishes: $75,000 and up.
If a contractor quotes you $12,000 for a full gut, something is missing from the scope. If they quote $60,000 for a basic refresh, ask them to break it down line by line.
Permits and BC code — what applies to your bathroom
In the Township of Langley and City of Langley, a building permit is generally required when you’re moving plumbing fixtures, altering structure, or changing the room’s use. Like-for-like fixture swaps usually don’t need one, but:
- Any new electrical work requires a permit through Technical Safety BC.
- Relocating drains or vents typically triggers a plumbing permit.
- Bathrooms require mechanical ventilation per the BC Building Code — a fan rated for the room size, vented to the exterior (not into the attic).
- Tub/shower areas need proper waterproofing behind the tile, not just cement board.
A legitimate contractor will tell you upfront which permits your project needs and either pull them or coordinate with the homeowner. Anyone offering to skip permits to save you money is also skipping the inspection that protects you when you sell the house.
Questions to ask before you hire
1. Are you licensed and insured for work in Langley?
Ask for proof of liability insurance (minimum $2 million is standard) and WorkSafeBC coverage. Without WorkSafeBC, you can be liable if a worker is injured on your property.
2. Who is actually doing the work?
Find out whether the company has in-house tradespeople or subcontracts everything. Neither is automatically bad, but you want to know who’s swinging the hammer and whether the plumber and electrician are licensed in BC.
3. Can I see three recent bathroom projects and talk to those clients?
Photos are easy to fake or borrow. References from completed jobs in the last 12 months are not. Ask the references: Did the project finish on time? Were there change orders, and how were they handled? Would you hire them again?
4. What’s your waterproofing system behind the tile?
Acceptable answers include Schluter Kerdi, Wedi, RedGard, or Laticrete Hydro Ban. “We use cement board and call it good” is not an acceptable answer in a shower.
5. How do you handle change orders?
Every project has surprises — rotted subfloor, old galvanized pipe, knob-and-tube wiring behind the wall. You want a contractor who documents changes in writing with pricing before the work happens, not one who hands you a surprise invoice at the end.
6. What’s your timeline, and what happens if you fall behind?
A standard bathroom remodel takes 3–6 weeks of active work. Anyone promising 10 days for a full gut is either lying or cutting corners. Anyone vague about end dates is a problem.
Red flags during the quoting process
- Cash discounts or no-GST offers. This means no paper trail, no warranty, and no recourse.
- Large upfront deposits. 10–15% to hold a start date is reasonable. 50% before any work begins is not.
- One-page quotes with vague line items. “Bathroom renovation — $35,000” tells you nothing.
- Pressure to sign today. Any honest contractor’s pricing is valid for at least 14–30 days.
- No written contract. In BC, a written contract is your protection if anything goes sideways.
- No physical address or only a cell number. Look them up on the BC corporate registry.
What a real quote should include
A proper quote from any of the bathroom remodelers Langley homeowners are considering should run several pages and include:
- Detailed scope of work, room by room and task by task (demo, framing, plumbing rough-in, electrical, drywall, waterproofing, tile, finishes, fixtures, paint, cleanup).
- Specific products and allowances — brand and model where chosen, dollar allowances where you’re still selecting (e.g., “tile allowance: $12/sq ft supplied”).
- Who supplies what (contractor vs. homeowner-supplied items).
- Permit responsibility and costs.
- Payment schedule tied to milestones, not dates.
- Start date, projected completion date, and working hours.
- Warranty terms — typically 1–2 years on workmanship, manufacturer warranties on products.
- Cleanup, disposal, and protection of adjacent areas.
If you’re comparing two quotes and one is significantly cheaper, line them up side by side. Nine times out of ten, the cheaper one is missing waterproofing details, a proper vent fan, electrical upgrades, or is using a lower tile allowance. Cheaper rarely means better value once you account for what’s actually included.
Getting a realistic second opinion
It’s worth getting at least two or three quotes for any bathroom project over $20,000. Have each contractor walk through the space, look in the crawlspace or basement under the bathroom, and ask about the age of the home — pre-1990 homes in Langley and Aldergrove often have surprises in the wall cavities that affect the price honestly. If you’d like to discuss your project or get a written scope and quote, you can reach out through our contact page and we’ll set up a site visit.
The bottom line
The bathroom remodelers Langley residents are happiest with a year later are almost never the cheapest. They’re the ones who showed up on time to the first meeting, asked questions about how you use the space, gave a quote with real numbers, and didn’t disappear when something unexpected came up mid-project. Spend the time on the hiring process — it pays off every time you use the room afterward.