How Subcontractors Work in Vancouver Renovations
General Contractor and Subcontractors in Vancouver
Understanding how general contractors (GCs) use subcontractors helps Vancouver homeowners know who is working in their home, what to expect, and what questions to ask.
Who Are Subcontractors?
Subcontractors are specialized tradespeople hired by the general contractor to perform specific work. On most Vancouver renovations, the GC self-performs some work (framing, project management) and subcontracts specialized trades:
- Plumber: All water supply, drain, and gas work
- Electrician: Panel, wiring, fixtures
- HVAC technician: Ductwork, furnace, heat pump
- Tile setter: Tile installation in bathrooms, kitchens
- Painter: Interior and exterior painting
- Cabinet maker: Custom cabinet supply and installation
GC Markup on Subcontractors
General contractors typically markup subcontractor invoices by 10–20% as their coordination, scheduling, and warranty margin. This is industry standard and expected.
Your Rights Regarding Subcontractors
Under BC’s Builders Lien Act, subcontractors can file liens against your property if the GC fails to pay them — even if you’ve paid the GC in full. This is why:
- The 10% holdback is legally required
- Always release final payment after lien period expires (55 days from completion)
- Request Statutory Declarations from your GC that all subs have been paid
→ See also: Vancouver Renovation Planning Guide
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