Building Your Dream Custom Home in Kelowna: Step-by-Step for U.S. Buyers
Building a custom luxury home in Kelowna, BC is an exciting journey – especially for our U.S. clients. As a Kelowna custom home builder, Bercum Builders has guided Americans through the process of creating their dream home in Canada. In this step-by-step guide, we (your builders) walk you through everything from the initial consultation to the moment you get the keys, with estimated timelines, budget ranges, and answers to common questions. Our goal is to make building a custom home abroad informative and reassuring, so you feel confident every step of the way.
Step 1: Initial Consultation & Finding Your Lot
Timeline: ~1–3 months (including finding land)
Estimate: Mostly time and travel for site selection and planning plus property purchase.
Your journey begins with a conversation. In this consultation phase, we listen to your vision, needs, and lifestyle goals. We’ll discuss your preferred home style (modern, farmhouse, etc.), size requirements, and any “must-haves” for your luxury home. For U.S. buyers in Canada, this stage often includes help with finding the perfect lot in the Kelowna area. We can connect you with local realtors to help locate your perfect site.
During this phase, we also talk about budget and high-level timelines. It’s important to establish your investment range early. We may provide ballpark cost per square foot figures so you understand the overall scale – in Kelowna, building costs typically start around $430 CAD per square foot for custom luxury homes. You can read more about approximate costs to build in our blog, The Cost of Building a House in BC: How Much Does It Really Cost? Don’t worry about exact numbers yet; our team will refine the budget as we move into design.
Tip: Check out our Complete Guide to Starting the Custom Home Building Process in BC on the Bercum Builders blog for more inspiration on envisioning your dream home and planning your budget.
Step 2: Custom Home Design & Budget Planning
Timeline: ~3–6 months (design & architectural plans)
Estimate: Design fees + planning costs: roughly 5–10% of project budget (this includes architect/designers and preparing permit drawings).
With a clear vision in mind, we move into the design phase. This is where your ideas take shape on paper. We’ll connect you with our favourite architects and designers to create floor plans, renderings, and specifications that capture your dream. Expect an interactive process – through video calls or in-person meetings, we collaborate on layouts, exterior style, and interior details (from kitchen layout to luxury finishes). U.S. clients often appreciate this personalized design approach, as it ensures the home reflects your lifestyle (whether that’s a home office with a lake view or a wine cellar for your collection).
We follow an Integrated Design Process (IDP), which means everyone—architect, interior designer, structural engineer, and our build team—collaborates from day one instead of handing plans off like a relay race. By workshopping ideas around one table (or Zoom screen), we can catch potential issues early, align structural and aesthetic choices, and bake in energy-efficient features before the concrete is poured. For you, that translates into fewer revisions, tighter cost control, and a home that feels purposely coordinated—from the solar-ready roofline down to the cabinet hardware.
Timeline & Costs: Designing a custom home typically takes a few months. If your design is especially complex or if you’re coordinating decisions remotely, it might stretch toward the upper end (5–6 months). Estimate-wise, plan for design and engineering fees in the range of 5-10% of your total project cost. This investment is well worth it to ensure your home is perfect on paper before we ever break ground.
Step 3: Permitting & Approvals
Timeline: ~4–6 months (permit approvals in Kelowna)
Estimate: Permits & fees: typically <5% of budget (e.g. city permit fees, engineering surveys).
With your design finalized, the next hurdle is obtaining the necessary building permits and approvals.
How long does permitting take? In Kelowna, the permit process can take about 4–6 months on average. This timeline can vary depending on the complexity of your project and the volume of applications at the city. Patience is key here. While permits are in process, we use the time to line up contractors, finalize material selections, and prepare the construction site logistics.
For U.S. clients, rest assured: you do not need to be physically present in Canada during permitting. We can represent you and keep you informed of any updates. It’s completely legal for Americans to own land and build homes in Canada, and recent changes to federal law allow non-Canadians to buy vacant residential land for development. Do note that as a foreign buyer you’ll incur an extra 20% property transfer tax when purchasing land in the Kelowna area, but this doesn’t affect the building permit process itself. We’ll guide you through any paperwork remotely, making this stage as stress-free as possible.
Step 4: Construction Phase – Building Your Kelowna Home
Timeline: ~12–18 months (construction of the home)
Estimate: Construction cost: roughly 70–85% of total budget (the bulk of your budget goes here, varying with size and finishes).
Now for the exciting part – breaking ground on your custom home! Once permits are issued, our crew moves on-site and construction begins. If you’re not local, don’t worry – we’ve built systems to keep you involved every step of the way. We provide weekly progress reports with photos, regular video updates, and scheduled walk-throughs (virtual or in-person) so you can see your home’s progress. Whether you’re in Kelowna or back in the States, you’ll feel connected to the build. We’re happy to accommodate your travel schedule too – many of our U.S. clients plan a few key visits (for instance, at framing completion or before drywall) to walk through the home in person.
What happens during construction? We start with site preparation and foundation work, then move through framing, roofing, plumbing, electrical, and all the way to interior finishes. As a luxury home builder in Kelowna, our team pays attention to every detail, from high-end kitchen installations to custom landscaping. Throughout construction, we manage the timeline, quality, and budget closely. Typically, building a custom home in Kelowna takes about 12 to 18 months from the start of construction to move-in day. (Factors like home size, weather delays, and customization level can push this timeline longer – large estate homes or complex builds may approach 18+ months, as we’ve seen in some cases.)
Estimate Check: By this stage, you’ll have a detailed contract and construction estimate. The construction phase is where the majority of your funds are used. We always include a contingency reserve (around 5%) in the estimate for any unforeseen circumstances. Our transparent approach means you’ll approve any changes, and we provide financial updates so you see exactly where every dollar is going.
Internal Tip: Want to know more about our construction approach? Read “Our Process” on our website, where we outline how we manage project scheduling, quality control, and client communication during the build.
Step 5: Finishing Touches, Handover & Move-In
Timeline: ~1–2 months (final inspections to move-in)
Estimate: Final 5% (finishing touches, landscaping, inspections, plus any taxes on completion).
As the construction wraps up, we enter the finishing stage. This includes final inspections, touch-ups, and making sure every detail is as it should be. We’ll walk through the home with you (virtually or in person) to create a list of any little items that need polishing (called a deficiency list). Our goal is that by the time you move in, your custom home is as you envisioned.
Before handing over the keys, Bercum Builders also provides a comprehensive orientation. We show you how to operate your new home’s systems, where to find shut-off valves, and how to maintain the luxury finishes so they last a lifetime. You’ll also receive a home manual and a list of trusted local service providers (for pool maintenance, landscaping, etc.), which is especially useful if you won’t be living in Kelowna year-round. This aftercare is a vital part of our commitment – we don’t just build and disappear; we’re always just a phone call away if you have questions after move-in.
Move-in day is a celebration. In total, from initial consultation to move-in, you can expect roughly 18–24 months for a custom home project (planning through construction). We know that building a custom home abroad is a big undertaking, but our step-by-step guidance ensures you always know what’s next. And when you finally step into your completed Kelowna home, it will all be worth it!
FAQ: Top Questions from U.S. Buyers
Building a home in Canada as an American can raise a lot of questions. Below, we answer some of the most common concerns we hear from U.S. clients:
Q: Can Americans legally build and own homes in Canada?
A: Yes – in fact, many Americans own property in British Columbia. There are no citizenship requirements for owning real estate in Canada. Recent laws (2023–2025) temporarily restricted foreign buyers in some markets, but crucial exemptions allow Americans to buy vacant land and build a new home. In short, you can legally purchase land in Kelowna and build your dream home. You don’t need to become a Canadian citizen or resident. Just be aware of the extra taxes (covered below) and ensure you follow the same building permit process as any local owner (which we handle for you).
Q: What taxes or restrictions apply to U.S. citizens buying or building in Kelowna?
A: The Canadian government and BC have a few taxes foreign buyers should budget for. 1) Foreign Buyer’s Tax: In the Okanagan (which includes Kelowna), foreign purchasers pay an additional 20% Property Transfer Tax on the property’s value at purchase. This is a one-time tax, due when you buy the land or home. 2) Speculation & Vacancy Tax: If the home will be a second residence or used part-time, BC charges a yearly Speculation Tax of 2% of the property’s assessed value for foreign owners. 3) GST on New Construction: All new homes in Canada incur a 5% GST (Goods & Services Tax) on the construction cost or purchase price. When hiring a contractor to build on your lot, you’ll pay GST on the services – we can help you understand how this works. 4) Property Taxes: Aside from special foreign taxes, you’ll pay annual municipal property tax just like locals do. The good news is there are no additional restrictions on U.S. citizens owning one home in Canada – you don’t need special permits to own property, and you can even rent it out (just remember to file Canadian taxes on any rental income). It’s wise to consult a cross-border tax advisor so you fully understand these obligations, but we’ll help flag any relevant costs during the process.
Q: How do you handle site visits if I’m not local during the build?
A: Our team is experienced with remote clients and we make sure you feel involved no matter where you are. We schedule regular video calls and virtual walk-throughs. For example, at major milestones (completion of framing, rough in of electrical, mechanical, drywall, finishing stages), we’ll do a video tour of the home. We also send weekly progress updates with photos sent over email so you can literally see the home take shape. Some U.S. clients choose to fly in at a couple of key points (maybe after framing, and for final completion). We’re happy to accommodate any visits – we’ll even pick you up from the airport and tour the site together. But if you prefer not to travel, rest assured you’ll still know exactly what’s happening through our detailed updates. Communication is key; we’re just a phone call, text, or Zoom meeting away throughout the project.
Q: Can I finance my Kelowna home while living in the U.S.?
A: Financing a Canadian home as a non-resident is possible, but it works a bit differently. Many U.S. buyers secure a construction loan or mortgage from a Canadian bank, as Canadian lenders are familiar with local property and construction practices. Typically, lenders will require a larger down payment for foreign buyers – often 20–35% down is needed. You might start with financing the land purchase, then a construction loan, which converts into a traditional mortgage upon completion. Some major banks in Canada (like RBC or TD) have cross-border banking services and may assist U.S. citizens with mortgages, especially if you have financial ties in Canada or a good credit history. It’s important to explore options with both U.S. and Canadian financial advisors.
Q: How does Bercum Builders manage my build remotely?
A: We pride ourselves on being highly communicative and client-focused – which is especially important for our international clients. Bercum Builders has a proven process for remote project management: we provide regular progress reports, complete with photos, to keep you updated. We also have a dedicated Project Manager who will be your point of contact for any questions. They’ll host regular update meetings (by phone or video conference) to discuss what’s been completed and what’s coming up next. Our team uses modern project management -, approve design selections, We also coordinate all necessary inspections and ensure the work meets our high quality standards without you needing to be on-site. Essentially, we act as your eyes and ears on the ground. Many clients have built with us without being in Kelowna until the final weeks – and they’ll tell you the experience was smooth and worry-free. Our transparent approach means you can relax knowing your project is in good hands. We’ll make that experience rewarding, too (there’s nothing like seeing the Okanagan views from your future balcony in person!).
Building a custom home in Kelowna as a U.S. buyer may seem complex, but with the right team by your side, it’s absolutely achievable and immensely rewarding. At Bercum Builders, we handle the heavy lifting – from navigating permits to coordinating trades – while you get to watch your dream home in Canada come to life. With clear communication, reliable timelines, and a concierge-style approach for our out-of-town clients, we make sure the process is as enjoyable as the destination.
Ready to make your Kelowna dream home a reality? Get in touch with our team at Bercum Builders. We’re here to answer any further questions and guide you step-by-step to your custom luxury home in the Okanagan. Here’s to building something beautiful together!