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

One Mistake Could Cost You Thousands—Here’s How to Get It Right

Skipping a building permit might save a weekend—but it can cost you $10,000+ in fines, forced removals, or denied insurance claims. In British Columbia, homeowners are legally responsible for permit compliance—even if a contractor promised “no permit needed.”

At Pacific Coast Contracting (PCC), we’ve secured 200+ permits across the Lower Mainland since 2014. Now, we’re giving you our exact checklist—free—so you can protect your home and your investment.

💬 Free 10-Minute Permit Check: Text “PERMIT” to (604) 554-0962—we’ll tell you if your project needs approval.

Why Permits Are Your Legal Shield (Not Red Tape)

Permits exist to protect safety, property value, and legal rights—not to slow you down. Without one, your insurance may deny claims—even for unrelated events like fire or theft. In 2023, Vancouver blocked 127 home sales due to unpermitted structural work. And under the BC Local Government Act, you—not your contractor—face the penalties.

Therefore, a permit isn’t optional. It’s your financial and legal insurance. To understand the full risk of cutting corners, read our detailed breakdown: what happens with unpermitted work in BC.

Do You Need a Permit? (Quick City-by-City Guide)

Most homeowners don’t know the rules vary block by block across the Lower Mainland. Here’s what always requires a permit in Vancouver, Surrey, Coquitlam, and beyond:

• Decks over 24 inches high or attached to your home
• Roof replacements (required in Vancouver for fire-rated materials per City of Vancouver Building Permits)
• Structural changes (e.g., removing load-bearing walls)
• New plumbing, gas, or electrical work
• Additions, garages, or carports

✅ Usually exempt: Painting, flooring, kitchen cabinets, or fences under 1.8m.
⚠️ But verify first: Even small sheds or low decks may need a building (not just zoning) permit.

For a definitive reference, see our complete list of building permit exemptions in BC.

Critical Rules by City (Verified November 2025)

• Vancouver: Roof replacements always need permits—fire-rated materials are mandatory (City of Vancouver).
• Surrey: Decks must meet 1.0m setback requirements (City of Surrey Building Services).
• Coquitlam: Slopes steeper than 10% require engineered drawings + geotech reports (Coquitlam Building & Construction).
• Richmond: No habitable space below Flood Construction Level without flood-proofing (City of Richmond Permits).
• Langley: Deck footings in clay often need 1.2m depth to prevent frost heave (per municipal engineering standards).
• Burnaby: Permit applications and requirements via Burnaby Permits & Applications.

📌 Pro Tip: Strata owners—city approval isn’t enough. You also need the strata council's permission before starting.

Provincial updates can also impact your project—stay informed with the latest BC Building Code 2024 changes for homeowners and the official BC Building Code 2024.

How to Get a Permit in 5 Steps (Lower Mainland 2025–2026)

1. Confirm your project needs a permit (text us if unsure!)
2. Hire a qualified designer for code-compliant drawings
3. Gather documents: site plan, construction details, product specs, contractor credentials
4. Submit online through your city’s portal (links below)
5. Respond quickly to reviewer comments—delays often happen here

📌 Fast-track secret: Vancouver approves simple decks in under 10 days when paperwork is perfect.

If your project involves roofing or exterior work, timing matters—especially during storm season. Learn why in our guide to atmospheric rivers and BC winter storm preparation, and review the Government of BC River Forecast Centre plus ECCC Seasonal Weather Hazards.

🏗️ Submit & Track — The Right Way (Official City Portals)

All major cities now require online submissions:

• Vancouver: Development Portal
• Surrey: Building Portal
• Burnaby: Permits & Applications
• Coquitlam: Building & Construction
• Richmond: Permits and Licences
• Delta: Building & Renovating
• Maple Ridge: Building Permits & Inspections
• North Vancouver District: Building Permits

🛠️ PCC Insight: Incomplete site plans cause 70% of initial rejections. Always include property lines, easements, and dimensions.

Vet Your Contractor—Before You Sign

You’re liable for their mistakes. So verify they have:
✅ Active BC Registry Services licence
✅ Current WorkSafeBC clearance letter
✅ $5M liability insurance
✅ BC Housing builder licence

For a comprehensive framework, visit our pillar guide on contractor vetting and permit coordination.

The PCC Permit Document Checklist (Save This)

☑️ Scaled site plan
☑️ Signed construction drawings
☑️ Engineered drawings
☑️ Geotech report
☑️ Product compliance docs
☑️ Contractor credentials

✅ Pass Every Inspection & Secure Final Approval

Mandatory Inspections in BC:

1. Footings – before concrete pour
2. Framing & Insulation – before drywall
3. Plumbing/Electrical Rough‑In – before walls close
4. Final Completion – after all work

⚠️ Avoid delays: Missed appointments, missing drawings on‑site, or unresolved deficiencies can trigger re‑inspection fees and permit expiry.

Final Approval Document:

• Issued within 3–5 business days after the last inspection
• Serves as your legal proof of compliance
• Required for home sales (Form B) and insurance claims
• Store permanently—it’s as important as your deed

FAQs

Q: Do I need a permit for a deck in Surrey?
A: Yes—if it’s over 24” high, attached to your house, or doesn’t meet the 1.0m setback. Most do.

Q: How much does a deck permit cost?
A: Around $260 in Surrey, $290 in Vancouver (based on $15k project value).

Q: Can I start work before my permit is approved?
A: No. Cities can issue stop-work orders and double fines.

Q: Does PCC handle permits for clients?
A: Yes—permit coordination is included in every full-service roofing, renovation, or decking project.

Protect Your Home—The Right Way

📞 Call or text (604) 554‑0962
✉️ Email: info@pacificcoastcontracting.ca

✅ Credentials You Can Trust

• BBB & AAA‑Accredited
• RCABC Certified (Roofing Practices Manual)
• WorkSafeBC Approved
• $5M Liability Insured
• 200+ Permits Secured Since 2014

📅 Book your free on‑site consultation today.

ℹ️ Disclaimer: Municipal bylaws and provincial codes are subject to frequent changes. This guide reflects rules verified as of November 2025. Always confirm with your local building department before starting work.