Building Permits in British Columbia: When You Need One

Renovating a basement, building a deck or putting up a shed can seem too small to need approval. In British Columbia, the answer depends on the work and on where you live.

This article explains who issues permits, what an application usually includes, how a building permit differs from other approvals, and why building without one is risky.

This article covers the law of British Columbia.

When a permit is needed

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, Technical Safety BC covers electrical and gas permits, and plumbing, electrical, mechanical or demolition work may need separate permits.

Requirements and exemptions for minor work vary by local government, and the Province advises contacting the local government first. A shed that needs no permit in one community may need one in another, and a deck may depend on its height or size under local rules. Do not rely on a neighbour's experience.

A building permit is not the same as zoning or a development permit

Zoning controls what uses and density are allowed on the lot. A building permit is about the construction itself. A development permit is a separate land-use approval that applies only in designated development permit areas, which can be set up for reasons such as protecting the natural environment or protecting development from hazardous conditions.

In a designated area, construction must not start on, or alter, a building until a development permit is issued, unless an exemption applies. The community plan or zoning bylaw may specify conditions under which no development permit is required. A development permit may vary or supplement a zoning or subdivision bylaw but generally cannot vary permitted use or density.

So a typical project might involve a zoning check, a development permit if the lot is in a designated area, and then a building permit.

What the application usually includes

A building permit 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. It can be submitted on paper, by email or online, for example through the Building Permit Hub.

• Property details and owner information
• Site plan showing the building on the lot
• Building drawings
• Confirmation the project complies with zoning
• Any other permits that apply
• Letters of Assurance and new home registration if they apply

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

The risks of building without a permit

Penalties for building without a permit are set locally, so they differ from place to place. Beyond fines or orders, unpermitted work can cause practical problems. Inspections may be required after the fact, work may need to be opened up or changed, and an insurer or a buyer may ask whether the work was approved.

If you are buying a home with a finished basement, suite or addition, ask whether permits were issued and whether the final inspection was passed. A lawyer can help you build that question into your purchase.

• Possible enforcement action by the local government under its own rules
• Possible trouble when you sell, refinance or insure the home
• Possible cost to correct or redo work that does not meet code

What to do next

• Describe your project to your local government's building department and ask what permits it needs.
• Ask whether the lot is in a development permit area.
• Ask whether electrical, gas, plumbing or demolition work needs separate permits.
• Gather a site plan and drawings before you apply.
• Get the permit before work begins, and book the inspections.
• Keep the permit and final inspection records with your house documents.

If you already built something without a permit, speak to your local government and a lawyer before deciding how to proceed.

Frequently asked questions