From Blueprint to Build: How to Get Your Building Permit

Why Your Application for Building Permit Matters Before You Break Ground

An application for building permission is your legal gateway to starting construction, renovations, or additions in Greater Vancouver. Here’s what you need to know:

Quick Overview: Building Permit Application Process

1. Determine if you need a permit – New construction, major renovations, additions, and structures over 10m² (108 sq ft) typically require permits
2. Gather required documents – Completed application form, site plans, architectural drawings, proof of ownership, designer information
3. Submit your application – Through your municipal building department, online or by paper form
4. Pay application fees – Fees vary by municipality and project scope
5. Wait for review – Standard timeline is 10 business days for a house, 30 days for complex buildings
6. Schedule mandatory inspections – At foundation, framing, rough-in, insulation, and final stages
7. Complete construction – Must start within 6 months and finish within 1 year of permit issuance

Without a valid building permit, you risk fines up to $50,000 for individuals ($500,000 for corporations), stop-work orders, removal of completed work, and serious complications when selling your home.

Building permits exist to protect you and your community. They ensure your project meets the Ontario Building Code (or BC Building Code in our region) for health, safety, fire protection, structural integrity, accessibility, and resource conservation. They also verify compliance with local zoning bylaws that control what can be built, where, and how large.

The permit process can feel overwhelming, especially in Metro Vancouver where municipal backlogs and complex zoning rules create frustration for homeowners. But understanding each step makes the journey far less stressful.

I’m Gordon Guthrie, founder of CoreVal Homes, and over three generations my family has steered hundreds of successful applications for building permission across Greater Vancouver, from custom homes to laneway houses. This guide distills that experience into a clear roadmap you can follow for your own project.

Understanding Building Permits: The What, Why, and When

Before we dive into the nitty-gritty of the application process, let’s clarify what a building permit is and why it’s such a crucial document. Essentially, a building permit is an official approval from your local municipality that allows you to begin construction or demolition on a property. It’s a formal authorization ensuring that your proposed project complies with the BC Building Code, local bylaws, and other applicable regulations.

The BC Building Code sets the essential standards for health, safety, fire protection, structural integrity, accessibility, and resource conservation in construction. Beyond the structural aspects, permits also ensure your project adheres to local zoning bylaws, which dictate how land can be used, the types of buildings permitted, their size, height, and setbacks. This dual compliance protects not only the future occupants of the building but also the surrounding community and the value of your property.

Why a Building Permit is Non-Negotiable

Ignoring the requirement for an application for building permission might seem like a shortcut, but it’s a decision fraught with risk. Building permits are non-negotiable for several compelling reasons:

• Public Safety: This is paramount. Permits ensure that buildings are designed and constructed to meet rigorous safety standards, protecting occupants from structural failures, fire hazards, and other dangers.
• Fire Protection: Specific code requirements address fire-resistant materials, egress routes, and alarm systems, all designed to minimize fire risk and ensure safe evacuation.
• Structural Integrity: Engineers and building officials review plans to confirm the structural soundness of your project, ensuring it can withstand local environmental factors like seismic activity or heavy snow loads, which are particularly relevant in British Columbia.
• Resource Conservation: Modern building codes often include provisions for energy efficiency and sustainable construction practices, contributing to a greener future.
• Accessibility Standards: Permits help guarantee that new constructions and major renovations meet accessibility requirements, making buildings usable for everyone.
• Legal Requirement: Simply put, it’s the law. Commencing work without the necessary permits can lead to significant legal and financial consequences.

Construction Work That Requires a Permit

It’s often easier to assume you need a permit than to risk building without one. Generally, any new construction, significant alteration, or change in use requires an application for building permission. This includes:

• New Buildings: Constructing a new home, commercial property, or even a small detached structure over a certain size.
• Additions and Extensions: Expanding the footprint or height of an existing building.
• Major Renovations: Alterations that affect the structural integrity of your home, change its use, or significantly modify its interior layout.
• Structural Alterations: Any work involving load-bearing walls, foundations, roofs, or support systems.
• Decks and Sheds over 10m²: While small structures might be exempt, larger decks, sheds, or detached accessory buildings exceeding approximately 10m² (108 sq ft) generally require a permit. For more insights into these types of projects, especially in our local context, you can refer to our guide on Navigating Building Permits and Regulations for Backyard Studios in BC: Your Complete 2025 Guide.
• Finishing a Basement: Converting an unfinished basement into habitable space.
• Installing a New Septic System: Any work on on-site sewage systems.
• Demolition: Taking down all or part of a building.

Minor Projects Typically Exempt from Permits

While the rule of thumb is “when in doubt, ask,” some minor projects typically do not require a formal application for building permission. However, even exempt work must still comply with the BC Building Code and local zoning bylaws. Always confirm with your specific municipality before starting any work. Common exemptions include:

• Re-shingling a roof (if the structural components remain unchanged).
• Replacing doors or windows of the same size within existing openings.
• Non-structural cosmetic updates like painting or new flooring.
• Installing new kitchen or bathroom cabinets (provided no plumbing or structural changes are made).
• Fences (though height restrictions and setback rules usually apply, so check local bylaws).
• Small detached accessory buildings, such as garden sheds, that are less than 10m² (108 sq ft) in area, provided they meet specific setback requirements and are not used for habitable space.

Preparing Your Application for Building Permission

This section details the critical paperwork and plans needed for a successful submission, ensuring you have everything in order before you apply. A well-prepared application is key to a smoother, faster approval process.

Essential Documents and Plans

The exact requirements for your application for building permission can vary slightly between municipalities like Vancouver, Surrey, Burnaby, or Coquitlam, but a core set of documents is universally required. We’ve streamlined hundreds of these, and here’s what you’ll typically need:

• Completed Application Form: This is your official request. Ensure all sections are filled out accurately and completely. You can often find these forms on your municipal website.
• Proof of Ownership: Documentation confirming you are the legal owner of the property.
• Site Plan: A detailed drawing showing your property lines, existing and proposed structures, setbacks from property lines, parking areas, driveways, and landscaping. This is crucial for demonstrating compliance with local zoning bylaws. Understanding Vancouver Zoning By-Laws and Strategies for Maximizing Land Use in 2025 is vital for this step.
• Architectural Drawings: Comprehensive plans that illustrate the design of your proposed building. These typically include:
  • Floor Plans: Showing the layout of each level, including room dimensions, window and door locations, and intended use of spaces.
  • Elevations: Views of all sides of the building, indicating height, materials, and exterior finishes.
  • Sections: Cross-sectional views through the building to show structural components, ceiling heights, and other details.
• Engineering and Structural Plans: For any complex or new construction, plans stamped by a professional engineer are required to confirm structural integrity, foundation design, and specific load calculations.
• Designer Qualification Information: Depending on the project’s complexity, the designer may need to provide their qualifications or Building Code Identification Number (BCIN). For simpler projects, such as a homeowner acting as their own designer for a minor renovation, specific exemptions may apply, but the drawings must still meet all Building Code requirements.
• Other Supporting Documents: This might include energy efficiency reports, arborist reports for tree protection, geotechnical reports, or stormwater management plans, depending on the project’s scope and location.

How to Submit Your Application

Gone are the days when every application for building permission meant a trip to city hall with stacks of paper. While paper-based submissions are still an option, many municipalities in our service areas, like the City of Vancouver, offer online portals for convenience.

• Online Municipal Portals: Most local governments in British Columbia, including Vancouver, Burnaby, Surrey, and Coquitlam, have digital platforms where you can upload your application and supporting documents. For instance, the City of Vancouver provides resources to Get a building permit – City of Vancouver directly through their website. We highly recommend exploring these online options as they often streamline the process. You can also find specific forms and checklists for your area, such as those for Application Forms and Checklists | Coquitlam, BC or Residential Building Permits | City of Surrey.
• Paper-Based Submissions: If you prefer, or if your municipality doesn’t offer a fully online process, you can typically download forms from municipal websites. These are often in PDF format.
• PDF Form Requirements: To ensure these forms function correctly, make sure you have the latest version of Adobe Reader. Older versions might not be compatible. You can always Download the latest Adobe Reader for free.
• Submitting to the Correct Authority: Always submit your application for building permission to the local municipal building department (often referred to as the “Principal Authority”). They are responsible for enforcing the BC Building Code and local bylaws within their jurisdiction.

The Permit Process: From Submission to Approval

Once you’ve carefully prepared your application for building permission and gathered all necessary documents, the next stage is submission and review. This phase involves a detailed examination of your plans by municipal staff to ensure full compliance with all relevant codes and bylaws.

Step-by-Step Guide to Your Application for Building Permission

Navigating the permit application process can feel like a marathon, but breaking it down into clear steps helps. Having guided countless projects through this, we understand the nuances:

1. Pre-Application Consultation: While not always mandatory, a pre-application meeting with municipal planning and building staff can be invaluable. This allows you to discuss your project early, identify potential challenges, and get clarity on specific requirements before you invest heavily in detailed plans. Many municipalities, including those across Metro Vancouver and the Fraser Valley, encourage this step.
2. Submitting the Complete Package: This is where all your hard work preparing documents comes together. Submit your fully completed application form, all required drawings, and supporting documentation either online or in person. An incomplete application is the quickest way to delay your project.
3. Paying Permit Fees: An application for building permission incurs fees, which vary significantly based on the project’s scope, estimated construction value, and the specific municipality. These fees cover the cost of reviewing your plans and conducting inspections. For an idea of how these fees are structured and potential changes, you might find our insights on Burnaby Building Permit Fees 2026: What Every Homeowner Needs to Know About the Latest Increases helpful.
4. Receiving an Application Number: Once submitted and fees are paid, your application will be assigned a unique tracking number. Keep this number handy, as it’s essential for all future communications and status inquiries.
5. Tracking Application Status: Many municipalities provide online portals or phone lines where you can check the status of your application. Proactively tracking your application allows you to respond quickly to any requests for additional information or revisions.

Review Timelines and Potential Delays

After submission, your application for building permission enters the review phase. Municipal staff, including building officials, planners, and sometimes fire and engineering departments, will examine your plans. While many municipalities aim for efficiency, it’s crucial to understand typical timelines and potential problems:

• Standard Review Times: While timelines vary by municipality, many have established target review periods to improve efficiency. For a complete application for a standard house, a common target is 10 business days. More complex projects, like larger commercial buildings or multi-family developments, might have targets of 30 days or more. These are often aspirational, and real-world timelines can vary, particularly in high-demand areas like Metro Vancouver.
• Incomplete Application Delays: The most common cause of delays is an incomplete application. Missing documents, unclear drawings, or non-compliance with a specific bylaw will result in your application being returned for revisions, resetting the clock.
• Navigating Municipal Backlogs: Municipal building departments in growing areas like Metro Vancouver often face significant workloads, leading to backlogs. This can extend review times beyond stated targets. Our article on Vancouver Building Permit Delays digs deeper into this issue and strategies to mitigate it. Patience and proactive communication are key during this period.

What Happens if Your Application for Building Permission is Refused?

It is possible for an application for building permission to be refused, especially on the first submission. This does not mean your project is over.

• Understanding Reasons for Refusal: The municipality is required to inform you of the specific reasons for refusal. This feedback is critical. It might be due to non-compliance with the Building Code, zoning bylaws, or missing or unclear information.
• Correcting and Resubmitting Plans: In most cases, you will need to address the issues raised by the reviewers, revise your plans, and resubmit them. This iterative process is standard and helps ensure your project ultimately meets all necessary requirements.
• The Appeals Process: If you believe your application was refused unfairly or based on a misinterpretation of the code or bylaws, there are formal appeal options. The exact appeal body and procedure vary by jurisdiction, and may involve a local appeals body, a board of variance, or other designated authority under applicable provincial legislation. Because appeal mechanisms differ between municipalities and provinces, it is important to consult your local building department or a qualified professional (such as a code consultant, architect, or lawyer) to understand the correct appeal path for your specific project and location.

After Approval: Inspections, Validity, and Consequences

Congratulations! Your application for building permission has been approved, and your permit is issued. This marks a significant milestone, but the journey isn’t over. The permit comes with responsibilities, primarily regarding inspections and adhering to its validity period.

Construction Inspections: Your Key to Compliance

The permit process isn’t just about reviewing plans; it’s about ensuring the actual construction matches those approved plans and complies with the BC Building Code. This is achieved through a series of mandatory inspections. It’s your responsibility as the permit holder to schedule these with your municipal building department at the appropriate stages of construction.

Typical inspection stages include:

• Foundation Inspection: Before pouring concrete, to check footings, forms, and reinforcement.
• Framing Inspection: After the structural framework is complete, but before insulation and finishes, to inspect the structural integrity, wall bracing, and roof framing.
• Plumbing and Electrical Rough-in: After pipes and wires are installed but before they are covered by walls, floors, or ceilings.
• Insulation and Vapour Barrier Inspection: Before drywall installation, to ensure proper insulation and moisture control.
• Final Occupancy Inspection: Once construction is complete, to ensure the building is safe and ready for occupancy. This often leads to the issuance of an occupancy permit.

Failing to call for inspections at the required stages can lead to delays, orders to uncover work, or even fines. Always keep your approved plans and permit visible on the construction site for inspectors.

The Risks of Building Without a Permit

The temptation to bypass the application for building permission can be strong, especially for smaller projects. However, the consequences of building without a permit are severe and far-reaching:

• Stop-Work Orders: If your municipality finds unpermitted work, they will issue a stop-work order, immediately halting all construction. This can cause significant project delays and financial losses.
• Fines for Individuals: Similar to other regions, in British Columbia, individuals found building without a permit can face substantial fines. For a first offense, these fines can often reach tens of thousands of dollars, with subsequent offenses incurring even higher penalties.
• Fines for Corporations: Corporations face even steeper penalties. A first offense for building without a permit could result in fines reaching hundreds of thousands of dollars, escalating significantly for repeat infractions.
• Orders to Remove Work: In some cases, if the unpermitted work doesn’t comply with the Building Code or zoning bylaws, you may be ordered to remove or demolish the non-compliant construction, leading to immense financial burden and wasted effort.
• Legal Action: Municipalities can pursue legal action to enforce compliance, which can be costly and stressful.
• Issues with Home Insurance and Resale: Unpermitted work can void your home insurance policy. Furthermore, when it comes time to sell your home, unpermitted alterations can complicate the sale, reduce your property’s value, or even make it unsellable until the work is brought up to code and retroactively permitted, a process that is often more complex and expensive than applying correctly in the first place.

Frequently Asked Questions about Building Permits

We often hear similar questions from homeowners and developers starting on their construction journeys. Here are some of the most common ones we address:

How long is a building permit valid for?

While specific timelines can vary by municipality in British Columbia, a common framework for permit validity dictates that construction must be substantially started within six months of the permit’s issuance. Following this, the project typically needs to be completed within one year. If you anticipate needing more time due to unforeseen circumstances, it’s crucial to communicate proactively with your municipal building department. You can often request an extension in writing, providing reasons for the delay, and the Chief Building Official may grant additional time. Ignoring these deadlines can lead to your permit being voided, requiring a new application for building permission.

What’s the difference between a building permit and zoning approval?

This is a point of frequent confusion! Think of it this way:

• Zoning Approval (or Planning Permission): This deals with what you can build on your land and where. It’s about land use, density, setbacks, height restrictions, and the overall fit of your project within the neighbourhood and community plan. Your local planning department handles this. You often need to secure zoning approval (or confirm compliance) before you can even apply for a building permit.
• Building Permit: This focuses on how you build it. It ensures the physical construction meets the safety, structural, fire protection, and accessibility standards of the BC Building Code. Your local building department reviews your construction drawings for compliance with these technical standards.

Zoning says, “Yes, you can build a house of this size here,” while the building permit says, “And this is how that house must be constructed to be safe and sound.” Both are critical and often sequential steps in the overall approval process.

Can I design my own project for a permit application?

For many straightforward projects on your own home, such as a small deck, a minor interior renovation, or a simple detached accessory building, you, as the homeowner, may be exempt from needing a qualified designer (like an architect or engineer) to prepare the plans for your application for building permission.

However, there’s a crucial caveat: even if you design it yourself, your drawings and the proposed construction must still fully comply with all requirements of the BC Building Code and local bylaws. This means your plans need to be clear, accurate, and detailed enough for a building official to review and confirm compliance.

For more complex projects, including new home construction, significant additions, or any work affecting structural integrity, it is almost always required and highly recommended to engage a qualified professional such as a registered architect or a professional engineer. Their expertise ensures that your plans are not only compliant but also optimized for safety, efficiency, and constructability. When in doubt, always consult your municipal building department to understand the specific design requirements for your project.

Conclusion: Your Next Steps to a Successful Build

Navigating the process of an application for building permission can seem daunting, but with the right preparation and understanding, it’s a manageable and essential part of bringing your vision to life. We’ve walked through the “what, why, and when” of permits, the critical documents needed for your application, the step-by-step submission process, and what to expect after approval.

The key takeaways are clear: prioritize thorough preparation, submit a complete and accurate application, and always communicate proactively with your local municipal building department. Doing so not only safeguards your investment but also ensures the safety and longevity of your construction project.

Navigating the complexities of building permits in the Vancouver area is a challenge CoreVal Homes excels at, ensuring your project starts efficiently and complies with all regulations. For a comprehensive overview of local bylaws and building guidelines, explore our Vancouver Home Builders Building Guide and By-law Reference.