Building Permits in BC: When You Need One and How to Get It

Planning a renovation, a new deck or a basement suite? A building permit is often the step that determines whether the work is approved, inspected and legally finished. Skipping it can create problems later, especially when you sell, insure or rent the space.

The rules for what needs a permit are set locally, so this article explains how the system works in British Columbia and what questions to ask your local government.

This article covers the law of British Columbia.

Who issues which permits

The Province says that before any stage of a building or renovation project begins, the required permits must be obtained. The local government or First Nation issues building permits, and Technical Safety BC covers electrical and gas permits. Plumbing, electrical, mechanical or demolition work may also need separate permits.

When you need a permit

There is no single province-wide list that tells you which jobs need a permit. Building permit requirements and exemptions for minor work vary by local government, and the Province advises contacting your local government first.

As a general guide, you should ask before you start any of the following:

• Adding a deck, addition or new structure.
• Finishing a basement or adding a secondary suite or laneway home.
• Structural changes, such as removing or moving walls.
• Plumbing, electrical, mechanical or gas work.
• Demolition.

Separately, if your property is in a designated development permit area, land generally must not be subdivided, and construction must not start on or alter a building, until a development permit is issued, unless an exemption applies. The official community plan or zoning bylaw may set conditions under which a development permit is not required.

How the application works

An application package typically includes applicant and property information, a site plan, building drawings, zoning compliance confirmation, any additional permits, Letters of Assurance, and new home registration where applicable. Your local government may accept applications on paper, by email or online, for example through the Building Permit Hub.

Your zoning matters at this stage. Because the application package typically includes zoning compliance confirmation, it is worth checking how your lot is zoned before you apply. How a project that does not fit the zoning is handled depends on your local government and your situation. A development permit may vary or supplement a zoning or subdivision bylaw, but it generally cannot vary permitted use or density.

The process does not end when the permit is issued. The permit is complete only after a final inspection is passed, and an occupancy inspection may also be required.

What happens if you skip the permit

Penalties for building without a permit are set locally rather than by the Province, so the consequences depend on your municipality or regional district. Ask your local government what applies, as outcomes depend on the facts. Unpermitted work can also raise questions when you sell, insure or rent a property, so it is worth confirming your situation with a lawyer.

Because a permit is complete only after final inspection, an unfinished inspection can leave a project technically open even if the work looks done. If you already have unpermitted work, speak with your local government or a lawyer before you decide how to proceed.

What to do next

• Contact your local government's building department before you start work.
• Describe the project clearly and ask what permits and inspections it requires.
• Ask whether your property is in a development permit area.
• Confirm whether separate plumbing, electrical, gas or demolition permits are needed.
• Gather a site plan, drawings and property information for the application.
• Book the final inspection, and the occupancy inspection if required, and keep the records.

Keep copies of permits and inspection results. They are useful evidence that the work was done properly if you later sell or refinance.

Frequently asked questions