Build a new house or laneway house

Steps to building a new house

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  Step 1: Review zoning regulations and property attributes

  The location and attributes of your property may affect the construction of your new house or laneway house.

  Before you start your building permit application(s) and construction, you will need to:         

  • Find out what zone your property is in
  • Know what is allowable for development in your zone: review the regulations for your zone
  • Find out if your property is contained in an artesian aquifer location and learn about other property details that may impact your proposal. Learn about artesian wells and aquafiers
  • Determine whether an underground storage tank exists on your property, which requires removal
  • Review the energy requirements for building a new house or laneway house

  Have you considered the benefits of building a Passive House or retaining your character house?

  • Learn about the Passive House standard
  • Find out how you can retain your character house

  Building a laneway house? 

  Review our laneway house how-to guide PDF file (9 MB)

  Building a duplex?

  Review our duplex how-to guide PDF file (2 MB)

  Note   If you are constructing a new secondary suite, lock-off unit, or laneway house, your current site’s address will be changed. We will assign and provide new unit numbers to all existing and new dwelling units.

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  Step 2: Get required pre-approvals

  To ensure that your proposal is on track without any serious conflicts(s) with by-laws and regulations, it is important that certain details are reviewed and approved prior to proceeding with a formal application for a building permit(s). 

  A. Engage a design professional

  Designing a new house or laneway house can be complicated. We recommend that you engage with a qualified design professional to navigate this process.

  • View a sample of an acceptable drawing package PDF file (2 MB)
  • View a guide to designing for tree retention PDF file (247 KB)

  B. Contact City staff

  Certain property attributes and regulations can add complexity to the standard approval process. City staff are available to answer questions and provide guidance on your proposal at any time.

  Certain site specific anomalies may require alternate processes and timelines. You can contact staff:

  • By phone: 604-873-7611
  • In person at: Development and Building Services Centre

  C. Get approval for tree protection and removal(s)

  All proposals for new houses or laneway houses must get approval for any proposed tree removal(s), and for the protection of existing trees that may be impacted on the site and/or adjacent properties.

  To have your proposal reviewed and approved, you must provide:

  • A signed, sealed, and certified legal survey plan of the property prepared by a BC land surveyor
  • A site plan drawing showing the proposed siting of all buildings in relation to existing trees
  • A legible site coordination plan printed on 8.5” x 11” paper, split onto different pages (if necessary); View a sample site coordination plan PDF file (192 KB)
  • A report prepared by a certified arborist to support any tree removal(s) proposed

  Submit your proposal in person to the Development and Building Services Centre where City staff will review your proposal.

  D. Apply for a sewer and water line connection

  To have your proposal reviewed and approved, you must provide:

  • A signed, sealed, and certified legal survey plan prepared by a BC land surveyor
  • A completed pre-application for Engineering Services form PDF file (64 KB)

  Submit your proposal in person to:

  Engineering Services
  507 West Broadway
  5th floor

  Following the submission of the survey plan and site details from Engineering Services, you will be provided with details from Engineering Services including:

  • The proposed sanitary and storm sewer service sizes, location(s), available elevation range, and any pumping requirements of your sanitary and storm sewer
  • The proposed location of your new water service, including size and estimated water pressures

  View the current fee rates for sewer and water connections (By-law 8093, Schedule A, page 41) PDF file  (210 KB)

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  Step 3: Submit your permit application(s)

  Your application will be reviewed and you will be required to address any conditions or deficiences before a building permit(s) is issued.

  A. Submit application and pay fees

  Before you begin your application:

  • Refer to the application submission checklist. It will provide you with the required information needed to submit an application.

  Submit application:

  • Fill out a permit form PDF file (126 KB)
  • Deliver it in person to the Development and Building Services Centre

  Note  If an alternate review process has been determined based on direction provided in step 2, then an appointment will be required.

  Note  To have your application accepted, provide all of the required documentation and plans and have the permit fees paid.  

  B. Review application(s)

  Following a detailed review of the submitted plans and documents by various staff teams, we will:

  • Provide you with a list of any conditions and items to be addressed before a permit(s) can be issued
  • Book a meeting with you to discuss and confirm how to address these conditions and items [This will include the payment of Development Cost Levies (DCL), Development Cost Charges (DCC), damage deposit(s), and sewer and water servicing fees.]
  • Contact you by phone to answer any of your questions about the conditions and items to be addressed

  C. Permit(s) approved

  Once your permit(s) is issued, you are able to begin the work defined in the permit(s).

  Note If your project includes a requirement to recycle material from the demolishing of an existing building(s), you will not be able to request a forms inspection until your demolition permit has been completed. Completion of the demolition permit will require submission and approval of a recycling compliance report.

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  Step 4: Begin construction, get trade permits, and book inspections

  Once your building permit has been approved and issued, you can begin work on your new house or laneway house and get the required trade permits and book inspections.

  Note  If you need to make any change to the work approved in the permit, please contact the Development and Building Services Centre. Changes must be reflected on the approved plans and are subject to additional fees.

  A. Apply for trade permits

  Construction of a new house or laneway house will require separate trades permits, which are typically submitted by the trades contractor hired by the general contractor:

  • Plumbing
  • Electrical
  • Fire sprinkler
  • Gas

  B. Request inspections

  All work completed will need to be inspected at various stages of construction.

  Get more information and book an inspection

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  Step 5: Occupy building(s)

  Once a final inspection of the permitted work has been approved, we consider the project complete and you can occupy the building(s). However, you may wish to get an occupancy permit.

  We do not require an occupancy permit for a single-family home, but you or your contractor may want to get an occupancy permit for other reasons.

  Learn more and apply for an occupancy permit

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