When Do I Need a Building Permit in British Columbia?

You want to finish the basement, add a deck or put up a shed. Before you buy materials, it helps to know whether the work needs a permit and who decides.

In British Columbia the answer depends heavily on where your property is and what the work involves. This article explains the general framework and the questions to ask your local government.

This article covers the law of British Columbia.

Permits come before the work starts

The Province says that before any stage of a building or renovation project begins, the required permits must be obtained.

Building permits are issued by the local government or First Nation. Electrical and gas permits are covered by Technical Safety BC.

Which work needs a permit

Plumbing, electrical, mechanical or demolition work may need separate permits in addition to a building permit. A renovation can therefore involve more than one approval.

Building permit requirements, and exemptions for minor work, vary by local government, and the Province advises contacting the local government first. That means there is no single province-wide list that tells you whether a particular deck or shed is exempt.

• Structural changes, new rooms or a new suite: ask the local government before starting.
• Decks and sheds: whether they are treated as minor work depends on your local rules.
• Plumbing, electrical or gas changes: these may need their own permits.
• Demolition: this may also need a separate permit.

Building permits and development permits are different

A development permit is a separate land-use approval. An official community plan may designate development permit areas for purposes such as protecting the natural environment, protecting development from hazardous conditions, protecting farming, and promoting energy and water conservation.

In a designated area, land 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 a zoning bylaw may set out conditions under which a permit is not required.

So your property could need both a development permit and a building permit. Ask whether your lot sits in a development permit area.

What the application and finish look like

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

The permit is complete only after a final inspection is passed, and an occupancy inspection may also be required.

Permits can also affect cost. Development cost charges are paid at subdivision approval or at building permit issuance. Building permits for work costing $50,000 or less are among the statutory exemptions from those charges.

Risks of building without a permit

Penalties for building without a permit are set locally, not by the Province. What your local government may require if work was done without approval depends on its bylaws and the work involved.

Unpermitted work can also complicate a later sale or refinancing, because a buyer or lender may ask about it. A lawyer can advise on your specific situation.

What to do next

• Contact your local government's building department before you start.
• Ask whether your project is exempt as minor work.
• Ask whether your lot is in a development permit area.
• Check whether plumbing, electrical, gas or demolition permits are needed separately.
• Gather a site plan and drawings for the application.
• Book the final inspection and any occupancy inspection.

Frequently asked questions