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#105 – 23160 96th Avenue

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Fort Langley, BC V1M 2S3



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March 1, 2017  |  by Kenorah

Meet the Designers - Part Two

We are featuring Part Two of Meet our Designers! Next up is Itel our Architectural and Engineering Technologist.

Itel Chung

1. Your role and responsibilities at Kenorah, as well as education, credentials and experience.

I am an Architectural and Engineering Technologist. I graduated from a 3-year diploma program from Thompson Rivers University that included courses in Architectural Design, Structural Engineering, plumbing, electrical, HVAC, etc. Pretty much anything building related. I grew up doing odd construction jobs and have had hands on experience with framing and finishing.

My responsibilities at Kenorah include designing houses and overseeing renovation design, permitting and anything City related, coordinating Engineers, Geo-techs, surveyors and any other third party involved with the project in design phase, reviewing bylaws and doing prospect research, site measures and on-site assessments. And most importantly, keeping the candy dish full at the office. 

2. Favorite current design trend

The design trend I’m in love with these days is the industrial look. Specifically, the look of raw wood materials and concrete or stainless steel.

3. If you had to make one timeless choice for your home, what would it be?

My timeless choice would be a passive house design. I’m obsessed with natural light and during the day I don’t want to rely on electricity to illuminate the space.

4. What do you love most about your job?

My job allows me to be creative and technical at the same time. You can design something beautiful but at the end of the day, you still have to figure out how to construct it. 


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Categories: meet the designers
February 20, 2017  |  by Kenorah

Meet the Designers - Part One

We thought it would be fun for our clients and blog readers to learn a bit more about our Design Team, as they will be Blog Contributors in 2017. We took the opportunity to ask them some questions about their design background, what trends they are liking and more. 

We are kicking things off with our two Design Leads, Leslie and Vanessa. Enjoy!

Leslie Teague

1. Your role and responsibilities at Kenorah, as well as education, credentials and experience.

I am a Design Lead. I went to school at BCIT for Interior Design ande I have 10 years experience in the residential construction industry. My role is to assist the home owners in designing their new home or renovation. All the way from creating a layout that is beautiful and functional, selecting finishes, plumbing, lighting etc.   It is my job to guide them through the design journey and create a beautiful new space

2. Favorite current design trend?

I do like the trend towards less upper cabinetry in a kitchen and more open/floating shelves. I like the airiness and lighter feel it creates in a kitchen.

3. If you had to make one timeless choice for your home, what would it be?

I am still always a fan of the subway tile. It is timeless and can work with many different design styles.

4. What do you love most about your job?

Working with the clients and seeing the joy when they get to see the project complete. Working at Kenorah I get to explore all different types of design as each client has a style and taste that is their own. It is fun as you don’t get stuck in a rut of doing the same things over and over.


Vanessa Palframan

1. Your role and responsibilities at Kenorah, as well as education, credentials and experience.

I’m a Design Lead. I am certified with the National Kitchen and Bath Association (I have my AKBD), I am also a Registered Interior Designer (with the Interior Designers Institute of BC). I have worked in design for about 7 years and started in kitchen design.

2. Favorite current design trend?

            I’m loving geometric shapes, and I’m still a big fan of colour.

3. If you had to make one timeless choice for your home, what would it be?

A well planned functional kitchen. We spend so much time in the kitchen, cooking and socializing that having a place for everything is so important, from seating, and storage to cooking and cleaning.

4. What do you love most about your job?

I love working with people to create the spaces that work for them. Those spaces become not only functional, but an extension of their personalities and styles. 


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Categories: meet the designers
January 24, 2017  |  by Jake Kostelyk

The Cost Per Square Foot Myth

You've spent years thinking, pondering and dreaming about it, and you're FINALLY ready to commit to tearing down that old shack, (or buy that beautiful property) and build your dream home. 

Now what? Do you go to the bank first, and ask your banker for a mortage? The banker will need to know what you want first, so off you go to an architect to get the designs done! 

But wait...architect or designer doesn't build homes, so she could design the home plans for you to bring to the bank, but you still don't know what it will COST. 

What next? Maybe the best option is to go to the builder, right? You'll ask your friends for referrals, look online, or maybe drive around looking for signs of local builders working in your area, then start making some calls, to different builders.

"Our homes start at $150 per square foot"

"You can't possibly build a house under $275 per square foot. Plus garage. and basement."

"We build at $375 per square foot, and up to $600."

So, you've been able to narrow down your budget to $150 to $600 a square foot, apparently. For your 3500 square foot home, this gives you budgetary guidance of $500,000 to $2,000,000. 

Not much help, hey?

An example we use is the purchase of a car. A Hyundai Sonata and a Rolls Royce Phantom are both 4 door sedans. Both can get you from "point A" to "point B" in comfort, and can do so reliably. They're both ROUGHLY same size, square footage wise. But we all know that that the costs are WILDLY different. 

This is the dilemma we hear from custom home clients, over and over. The reality is that "Cost Per Square Foot" budgetary guidance simply does not work.

First of all, what is included and excluded in the "cost"? 

- permits?

- demolition of existing home?

- landscaping after the home is built?

- design?

- engineering? 

- home appliances?

This is just the start. The reality is that even if this was completely standardized, the style of home, materials selected, mechanical systems and even the price of the individual door knobs all directly factor into the cost. 

Another factor which really seals the fate of the "Cost Per Square Foot" myth is the simple fact that smaller homes are always going to be comparatively more expensive than a larger version of the same home. 

A 2000 square foot home requires one furnace or boiler, one front door, one kitchen, one hot water heater, likely 2-3 bathrooms, etc.

A 3500 square foot home requires one furnace or boiler, one front door, one  kitchen, one hot water heater, likely 2-3 bathrooms, etc.

The difference is that the 3500 square foot home has the benefit of more open (cheap) spaces! This will make a larger home less expensive, per square foot, than the smaller one. 

So, where do you start?

At Kenorah, we don't talk about the "Cost Per Square Foot" of a home.  We focus on the NET INVESTMENT required. After taxes, after landscaping, after demolition, and including the home appliances. Lets look at the big picture.

How? We meet with you, we listen to your hopes/dreams/aspirations and document the features and functions you're looking for. We then spend a great deal of time comparing these costs to our historical comparatives, and determining what it will all cost.

Yes, ALL of it. We can't give you an exact quote, but we can provide you with a historically backed, uniquely tailored "ballpark" cost of what this custom home building project will cost. 

Through our integrated design/build process, we work within your budgetary requirements to design, document and price every aspect of the project before construction ever commences so that by the time we're ready to build, we are able to provide you with a 100% fixed cost commitment.  

Thinking of building your dream home? Let's not get caught in the "Cost Per Square Foot" myth. 


January 28, 2015  |  by Jake Kostelyk

True To Form

Here at Kenorah, we have the slogan  "TRUE TO FORM" that drives what we do. 

For us, this means "exactly as expected", or "just as planned".

In the residential construction industry, this is almost unheard of. It seems as though nothing goes as expected when renovating. Homeowners are (rightfully) scared of budget and schedule overruns. Surprises are a regular occurence, and the strain of renovating or buildling a new home is enough to deter many people from ever considering it.


We have a passion for fighting this stereotype, and providing complete accountability, open transparency, and a guided, enjoyable renovating or building journey.

There are three key ways we achieve this: 



We ensure everyone is informed, and on the same page, by offering the design and construction services as an integrated, in-house service.  We know that proper communication between design and construction teams will ensure that everyone is aligned. By offering both disciplines, we are solely accountable to provide a comprehensive design that fits the goals (and budget) of our clients.



Before any project ever starts construction, we have fully designed each aspect of it. From confirming lighting layouts, to selecting baseboard profiles, and from providing a fully detailed window schedule to designing the landscaping, nothing is left to chance.  With all decisions made ahead of time, we know exactly what your project will look like, and therefore exactly what it will cost. No Budget overruns. Period.



We understand that being displaced from your home (or living through your renovation) is not fun or easy. To ensure you know what to expect, we develop a thorough, comprehensive construction schedule that we fully commit to. 


We recognize that by renovating or building a home, you're trusting us with what is likely your most valuable financial asset, and the hub of your day to day life. We respect and appreciate this, and strive to provide you with a tried, tested, guided journey that delivers your amazing home, and a guided journey. True to form.