A Guide to Choosing Custom Home Builders in Kelowna

Finding a great builder takes more than a quick Google search. It’s about having a solid process to find qualified pros who build the kind of home you’re dreaming of. Your goal is to narrow down the field to a shortlist of builders who have the experience and the systems to deliver.

The Kelowna market is special. Our new construction scene is driven by custom home builders. This allows for a personal approach that fits our varied landscape. You have great options, but you need to do your homework.

Your first move is to find builders whose work matches your vision. If you like clean, modern design, focus on builders who feature that style in their portfolio. If high-performance energy efficiency is your top priority, look for builders who are passionate about building science.

Look Beyond the Polished Website

A beautiful portfolio is a great start, but it’s just a start. Now it’s time to dig deeper.

Drive past some of their finished projects. How are the homes holding up? Does the craftsmanship still look solid from the curb?

Next, check out their current job sites. A professional builder runs a tight ship. Is the site clean, organized, and safe? The state of a builder’s job site reflects the respect they have for their clients, their crew, and the neighbourhood.

Verify the Non-Negotiables

This part is critical. It protects you from massive headaches and financial risk. Before a builder makes your list, confirm they have their paperwork in order.

• Proper Licensing: First, verify they are a licensed residential builder in British Columbia.
• WorkSafeBC Coverage: They must have active, up-to-date WorkSafeBC coverage for their entire team. No exceptions.
• Sufficient Liability Insurance: Ask for proof of at least $5 million in liability insurance. This protects you if something goes wrong on site.

A builder’s reputation is built one project at a time. It’s measured in consistent quality, safe job sites, and happy clients. This homework ensures you’re only talking to qualified pros who take pride in their craft.

Once you have a shortlist of three or four builders who pass these checks, you’re ready to start talking. This next phase is about getting a feel for their personality, communication style, and process.
At Bercum Builders, we believe in total transparency. We invite you to learn about our process and see how our commitment to clear communication and detailed planning leads to a successful build. This structured approach is designed to eliminate surprises.

Getting to the Heart of It: 3 Critical Questions for Any Builder

You’ve done the research and have your shortlist. Next, is your chance to understand how they operate.

Think of it as a deep dive into their process, their communication, and their commitment to managing your project and your money. A seasoned pro will welcome tough questions and give clear, confident answers. This is where you find out if your values align and if they have the solid systems needed for a smooth build.

How Will You Keep Me in the Loop?

Building a custom home is a long process, and you shouldn’t be in the dark. Clear, consistent communication is the foundation of a successful project. Vague updates and long silences are red flags that can lead to stress and costly mistakes.

You need to know exactly how information will flow from the job site to you.

At Bercum Builders, we provide structured weekly updates. Our clients are never left guessing. They know what happened on-site last week, what’s planned for the week ahead, and if we need any decisions from them to keep things moving.

Drill down into their process with questions like:

• Who will be my main point of contact?
• How often will I get updates, and what will they include?
• What’s your preferred way to communicate—email, phone, or a project management app?
  
  

How Do You Manage the Schedule and Deal with Delays?

A detailed project schedule is a builder’s roadmap. Ask to see an example. A good one will show a logical sequence of events and how different trades depend on each other. It’s a window into how they think.

Of course, things happen. A shipment might be delayed, or a Kelowna heatwave could hold up a concrete pour. What separates the pros is how they respond. A great builder has backup plans and communicates proactively. They don’t just bring you problems; they bring you solutions.

This simple framework helps you check a builder’s quality from every angle, giving you a complete picture before you sign anything.

What’s Your Process for Change Orders?

Changes are a natural part of a custom build. You might pick a different countertop or add shelves after the framing and drywall is up. The idea isn’t the issue; how your builder manages the change is what protects your budget. “Change order discipline” is one of the most important concepts for your project.

A disciplined change order process ensures every single change is transparent, approved by you, and documented. This one process will do more to protect your budget from “scope creep” than anything else.

Ask them to walk you through their step-by-step process. A professional system will always use a written change order that spells out the new work, the cost, and any impact on the schedule. You should have to sign off on this document before any new work starts. This simple step prevents surprises on your final invoice.

This checklist can help you prepare for these crucial conversations.

Builder Vetting Checklist: What to Ask and What to Look For

Area of Inquiry	Key Question	What a Good Answer Looks Like
Communication	“How will you keep me updated, and who is my main contact?”	“You’ll have a dedicated project manager. We provide a detailed weekly report every Friday, with photos, progress against the schedule, and any upcoming decisions needed from you.”
Scheduling & Delays	“What happens if there’s an unexpected supplier delay?”	“We tell you right away, explain the problem, and give you our solution to get back on track. Our schedules have some buffer time, but we’ll always present you with options to reduce the impact.”
Change Orders	“Can you walk me through your exact process for a change order?”	“Yes. We document the request, price it, and send you a formal change order showing the cost and schedule impact. Work only begins after you’ve reviewed and approved it in writing.”

Having these questions ready will help you find a true partner for your project.When you’re ready to see how a transparent, disciplined process can bring your vision to life, feel free to get in touch with our team.