The Lower Mainland Building Permit Checklist: Avoid Delays, Fines & Failed Inspections

In British Columbia, one in three unpermitted renovations results in denied insurance claims or costly delays in home sales. At Pacific Coast Contracting (PCC), we’ve secured over 200 permits across Vancouver, Surrey, and Coquitlam—and we’re sharing our proven system so you can protect your biggest investment: your home.

Skipping a permit might save time today—but it can cost you thousands tomorrow.

📥 Want This Checklist as a Printable PDF?

Get our free, city-specific Building Permit Checklist—complete with document templates and municipal contacts.

Text “PERMIT” to (604) 554-0962 or [Download Now].

🚨 The Real Risk of Unpermitted Work

You’re not just risking a $500 fine. Unpermitted work can void your home insurance, even for unrelated claims like fire or theft. It can also force you to remove completed work or reduce your home’s resale value by 10–30%.

In 2023, the City of Vancouver blocked 127 home sales due to unpermitted structural changes. That’s because, under the BC Local Government Act, you—the property owner—are legally responsible for permit compliance, regardless of who did the work.

Permits aren’t red tape. They’re your legal, financial, and safety shield.

✅ Step 1: Do You Need a Permit? (City-by-City)

Not all projects need permits—but rules vary by municipality. The following always require approval across the Lower Mainland:

• Structural changes (e.g., removing load-bearing walls) → Regulated under Division B, Part 9 of the BC Building Code
• New plumbing or gas work → Requires a permit from Technical Safety BC
• New electrical work → Requires a separate electrical permit from Technical Safety BC
• Decks over 24” high or attached to your home → Must meet fall protection and structural load standards
• Roof replacements → Required in Vancouver, North Vancouver, and West Vancouver for fire safety compliance
• Additions, garages, or carports → Must comply with zoning, setbacks, and height limits

It is

🎨 Usually Exempt (But Always Verify!)

• Paint, flooring, or cabinetry
• Detached sheds under 10 m² (Surrey exempts some temporary sheds—verify with city)
• Fences under 1.8m (unless near a pool or on a corner lot)

📍 Critical City-Specific Rules

• Vancouver: Roof replacements always need permits—fire-rated materials are mandatory.
• Surrey: Decks must be 0.6m (2 ft) from side/rear property lines—closer = automatic inspection fail.
• Coquitlam: Slopes steeper than 10% trigger requirements for engineered drawings + geotech reports.
• Richmond: Basements must meet Flood Construction Level (FCL) standards—no habitable space below FCL without flood-proofing.
• Langley: Deck footings often require 1.2m depth in clay soil to prevent settling or frost heave.

💬 Free 10-Minute Permit Check: Text us at (604) 554-0962—we’ll tell you if your project needs a permit.

🏙️ How to Get a Building Permit in Vancouver: Step-by-Step (2026)

AI Hook: “Vancouver permit approval: 6–12 weeks. Avoid the 3 delays that add months.”

Vancouver’s process is fully digital—and timing hinges on completeness. Here’s the exact sequence:

1. Hire a qualified designer (architect or draftsperson) to prepare code-compliant drawings.
2. Gather documents: Site plan, construction drawings, product specs (fire-rated roofing, energy-compliant windows), and contractor credentials ($5M insurance, WorkSafeBC clearance).
3. Submit online via the Vancouver Development Portal.
4. Pay fees (Vancouver Permit Fees)—$150 for minor work; up to $2,500+ for ADUs or additions.
5. Respond promptly to reviewer comments (typically within 10–18 business days for renos).
6. Receive your permit digitally—usually within 6–8 weeks for standard projects. Complex builds may take 10–12 weeks.

💡 Fast-track tip: Vancouver prioritizes complete, error-free submissions. We’ve seen simple deck permits approved in under 10 days.

🚫 Avoid the 3 delays that add months:

Missing engineered drawings

Incomplete site plans

Contractor without $5M liability insurance

👷 How to Vet Your Contractor (Before You Sign)

You’re legally accountable—even if your contractor cuts corners. Verify:

• ✅ Active BC Business License: Search BC Registries
• ✅ Current WorkSafeBC Clearance Letter (details)—must be <30 days old
• ✅ $5M liability insurance (Vancouver’s minimum)—ask for a Certificate of Insurance naming you as “additional insured”
• ✅ BC Housing Residential Builder License (verify) — required for new homes/multi-family, strongly recommended for major renos

⚠️ Never pay in full upfront. Hold back 10–15% until the Final Approval Document is issued.

📋 Step 2: The PCC Permit Document Checklist

90% of rejections stem from missing paperwork. Use this list:

• ☑️ Site Plan (scaled, with property lines, easements, proposed work)
• ☑️ Construction Drawings (signed by qualified designer)
• ☑️ Engineered Drawings (structural work, slopes, multi-story)
• ☑️ Geotechnical Report (North Van, West Van, steep lots)
• ☑️ Product Compliance Docs:
• • Windows/doors: 2024 BC Building Code (Step 3 energy baseline)
  • Insulation: R-value specs
  • Roofing: Fire classification (Vancouver only)
• ☑️ Contractor Credentials: BC license, $5M insurance, WorkSafeBC clearance

📤 Step 3: Submit & Track—The Right Way

All major cities now require online submissions:

• Vancouver: Development Portal | Fees
• Surrey: Building Portal | Fees
• Burnaby: My Permits Portal | Fee Schedule PDF
• Coquitlam: ePermits
• Richmond: Permits and Licences
• Delta: Building Permits
• Maple Ridge: Building Permits
• North Vancouver District: Building Permits

Realistic 2025 Review Timelines

Project Type Average Review Time

Bathroom/Kitchen Reno 10–18 business days

Attached Deck 12–20 business days

ADU or Addition 25–40 business days

Multi-family/Commercial 45–60+ business days

🛠️ PCC Pro Tip: Cities fast-track complete, error-free submissions.

🔍 Step 4: Pass Every Inspection—First Time

BC mandates four key inspections:

1. Footings/Foundation – Before concrete pour
2. Framing & Insulation – Before drywall
3. Plumbing/Electrical Rough-in – Before walls close
4. Final Completion – After all work

⚠️ Avoid Costly Mistakes

• Be present for inspections—missed visits cost $150+ in re-inspection fees
• Keep approved drawings on-site
• Fix deficiencies within the city’s deadline (typically 14–30 days; check your municipality’s bylaw)

Failure to act can result in permit expiry—forcing you to reapply.

📜 Step 5: Get Your Final Approval Document

Also called a Completion Letter or Certificate of Compliance—this is your legal proof of compliance.

This official document:

• Confirms your project is code-compliant and legal
• Is required for BC home sale disclosures (Form B)
• Protects you if insurance questions arise
• It is usually issued within 3–5 business days of final inspection

Keep it forever—it’s your legal shield.

❓ FAQs: Lower Mainland Homeowners’ Top Permit Questions

Q:

A:

Q:

A:

Q: Do I need a permit to replace my roof in Vancouver?

A: Yes. Required to ensure fire-rated materials and wind uplift compliance.

Q: Can I start work before my permit is approved?

A: No. Stop-work orders and double fines apply.

Q: What happens if I don’t get a permit?

A: Insurance denial, forced removal, home sale blockage, fines up to $500+/day.

Q: Do I need a permit for a shed in Surrey?

A: Usually yes. Verify with the city—even small sheds often require permits.

Q: Can I pull a permit as an owner-builder?

A: Yes—for renovations. But you assume full legal and financial responsibility. See BC Housing Owner-Builder Authorisation.

Q: Is home warranty insurance required for renovations?

A: Not typically—but may be required if expanding livable area by 25%+.

Source: BC Housing Home Warranty Insurance.

Q: What is a WorkSafeBC clearance letter—and why do I need it?

A: It proves your contractor is in good standing. If it expires, you could be liable for injuries.

Q: Does PCC handle permits for clients?

A: Yes. Included in every full-service project.

💬 The Bottom Line: Permits = Peace of Mind

A building permit is your legal shield, financial safeguard, and safety guarantee—all in one.

Whether you hire us or not, use our free checklist to protect your home.

📞 Get Permit-Ready Today

Don’t risk delays, fines, or failed inspections. Let PCC guide you—accurately, efficiently, and stress-free.

📞 Call or text us: (604) 554-0962

✉️ Email: info@pacificcoastcontracting.ca

Serving Vancouver, Burnaby, Surrey, Richmond, Coquitlam, Langley, Delta, Maple Ridge, North Van, and all Lower Mainland communities.

BBB & AAA-Accredited | WorkSafeBC Approved | $5M Insured | 200+ Permits Secured

Book your free on-site consultation today.