Build a new house or laneway house

Steps to building a new house or laneway 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
  • Review what you're obligated to do to contain the Japanese beetle 

  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 (31 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

  Important note 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.

  • Review a sample of an acceptable drawing package PDF file (2 MB)
  • Review 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 at the Development and Building Services Centre.

  C.  Apply for a sewer and water line connection

  Important note You need to have previously applied for a sewer and water permit to have your new house or laneway house’s building permit application accepted.

  To have your sewer and water proposal reviewed and approved for a new house or laneway house, you must provide:

  • A signed, sealed, and certified legal survey plan prepared by a BC land surveyor
  • A Fortis Gas servicing location diagram

  Need assistance? Refer to the Sewer and Water Permit Online Application Guide PDF file (5 MB)

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

  Register and submit sewer and water line application

  Following the submission of the required application documents:

  • Our staff will review the application for completeness and to calculate the initial fees.
  • Once initial fees are paid, our staff will review the proposed service locations and configuration and provide feedback based on our standards to determine the optimal siting for the sanitary and storm sewer service sizes, location(s), available elevation range, and any pumping requirements of your sanitary, storm sewer, and water service, including size and estimated water pressures.
  • When an agreed-upon location and configuration is determined, you will receive notification of approval. Note Additional fees may be required based on the final design.
  • Submit signed and sealed final drawings to confirm the location and configuration before the permit is issued.
  • When your drawings are reviewed and accepted, and any outstanding fees paid, your permit will be issued and available to download.

  D. Apply to use street and sidewalk during construction

  When building a new house or laneway house, a permit to use City property such as streets, sidewalks, and laneways is required on most construction projects.

  City staff will advise you when one or more of the following permits is needed:

  • Construction street use permit
  • Temporary street occupancy permit

  E. Prepare documentation for tree protection and removal(s)

  To have your proposal reviewed, you must provide:

  • A recent 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 report prepared by a certified arborist to support any tree removal(s) proposed
  • A signed arborist letter of assurance (Required if work is proposed within a tree protection zone.)

  Submit your documentation together with your building permit application. The documentation will be forwarded to landscape staff who will review your proposal.

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  Step 3: Submit your permit application(s)

  A. Submit application

  Before you begin your application for your:

  • One/two family dwelling application submission, refer to the One/Two Family Dwelling Application Submission Checklist PDF file (198 KB) to find out what drawings, forms, and documents you need to submit an application
  • Laneway house, refer to the Laneway Housing Application Checklist PDF file (216 KB) to find out what drawings, forms, and documents you need to submit your application

  Submit application:

  • Fill out the Development/Building Permit Application Form PDF file (340 KB)

  Submit application

  Need assistance? Refer to the building permit online account guide PDF file (4 MB)

  Note  To have your application accepted, provide all of the required drawings, documents, and application form.

  B. Application intake and pay fees

  When your application is reviewed and accepted, you will receive notification that the permit application fees and deposits (if applicable) are ready to be paid. 

  How to pay fees

  • Online by credit card (Important note Only the permit holder/applicant can make online payments toward a permit.)
  • In person at the Development and Building Services Centre, 515 W 10th Ave:
    • Monday, Wednesday, and Friday: 8:30am to 4:30pm
    • Tuesday and Thursday: 8:30am to 4pm
    • Closed on holidays
      Note There is a $200 maximum for cash payments.
  • By mail at:
    Development and Building Services Centre
    515 West 10th Avenue
    Vancouver, BC V5Z 4A8
    Alert icon   Ensure that the permit number is noted on the cheque and the payee is made out to "City of Vancouver".

  Note 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.

  C. Application reviewed

  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
  • Advise you of any payments related to Development Cost Levies (DCL), Development Cost Charges (DCC), damage deposit(s), and sewer and water servicing fees

  D. Permit(s) approved

  When your permit(s) is issued, you:

  • Will be notified by email with instructions to download and print your permit(s) and approved drawings
  • Are able to begin the work defined in the permit(s)

  Note One printed copy of the City-approved permit needs to be made available for viewing at the jobsite for City inspectors.

  Note One paper set of City-approved drawings (full-sized and to scale), displaying the City accepted stamp, needs to be made available for viewing at the jobsite for City inspectors. If the City accepted stamp is missing, or the paper set isn’t at the jobsite, you will be required to reschedule your inspection and may be subject to a re-inspection fee.

  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 One printed copy of the City-approved permit needs to be made available for viewing at the jobsite for City inspectors.

  Note One paper set of City-approved drawings (full-sized and to scale), displaying the City accepted stamp, needs to be made available for viewing at the jobsite for City inspectors. If the City accepted stamp is missing, or the paper set isn’t at the jobsite, you will be required to reschedule your inspection and may be subject to a re-inspection fee.

  Moving soil, green waste, or plant materials? Contact the Canadian Food Inspection Agency (CFIA) to get a Movement Certificate before moving soil, green waste, or plant materials outside of a regulated area to prevent the spread of the Japanese beetle. Learn more and find out how to contact the CFIA

  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
  • Mechanical

  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)

  Note When 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 don't require an occupancy permit for a single detached house, but you or your contractor may want to get an occupancy permit for other reasons.

  Learn more and apply for an occupancy permit

Steps to submitting an amendment to an issued building permit

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  Step 1: Submit building permit amendment request

  A. Refer to checklist and fill out form

  Before you begin:

  1. Refer to the one/two family dwelling, laneway house revision request checklist PDF file (176 KB) to find out what information to include with your amendment request
  2. Fill out the one/two family dwelling, laneway house revision request form PDF file (48 KB)

  B. Submit your request

  Listed permit applicant

  If you are the listed permit applicant, you can submit an amendment by:

  1. Logging into your online account 
  2. Selecting the permit you want to submit an amendment for
  3. Selecting the "Request Amendment" as the next action on the permit overview page
  4. Providing a detailed description of the amendment request and uploading any supporting documents, including your amendment request form

  Need assistance? Refer to the building permit online account guide PDF file (3 MB)

  Not a listed permit applicant

  If you are not the listed permit applicant, you can still submit an amendment request by contacting the Development and Building Services Centre online. Important note Include your amendment request form with your submission.

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  Step 2: Request is reviewed, and next steps provided

  Following a detailed review of the amendment request, we will:

  • Ask additional questions, and/or
  • Provide you with a list of any conditions and items to be addressed before an updated permit can be issued

  Fees

  Once all conditions have been met, you will receive notification that the amendment fees are ready to be paid.

  How to pay fees

  • Online by credit card (Important note Only the permit holder/applicant can make online payments toward a permit.)
  • In person at the Development and Building Services Centre, 515 W 10th Ave:
    • Monday, Wednesday, and Friday: 8:30am to 4:30pm
    • Tuesday and Thursday: 8:30am to 4pm
    • Closed on holidays
      Note There is a $200 maximum for cash payments.
  • By mail at:
    Development and Building Services Centre
    515 West 10th Avenue
    Vancouver, BC V5Z 4A8
    Alert icon   Ensure that the permit number is noted on the cheque and the payee is made out to "City of Vancouver".

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