Building Permit FAQs

A building permit is required before:

1. Constructing, reconstructing, repairing or altering a building or structure,
2. removing or relocating a building or structure,
3. changing an occupancy or use of a building or structure,
4. conducting a “tenant improvement” in an existing commercial or industrial suite,
5. removing, altering or adding a plumbing distribution system and or drain, waste and venting system,
6. demolishing a building,
7. constructing or adding a fireplace, wood stove or chimney,
8. constructing or altering a farm building or,
9. constructing or altering a retaining structure.

Note: Gas and Electrical permitting is regulated by Technical Safety BC

In order to obtain a building permit, please submit a complete CVRD Building Permit Application form and required documents by e-mail to inspections@cvrd.bc.ca and your application will be reviewed by a CVRD Building Inspector for compliance with the current CVRD Building Bylaw and BC Building Code. An building permit application is fee is required to be paid at time of application in order to begin the process ($100 for projects valued under $50,000 and $250 for projects valued over $50,000).

Please refer to the Building Permit Fee Schedule found in the CVRD Building Bylaw for new residential construction . For renovations/alterations or Part 3/complex projects, fees will be 1% of the estimated value of construction.

Estimated value of construction is a required field on the Building Permit Application form.

You will pay for your building permit when the permit has been issued and your project is approved to begin. Permit fees shall be paid by cash, debit, or cheque payable to the Cowichan Valley Regional District. We do not accept credit cards at this time for building permit fees.

We are committed to processing all permit applications as quickly as possible. For residential construction (new houses, additions, alterations and accessory buildings) the processing depends on the time of year and volume of permits. For a specific estimate of permit processing time, please contact the Building Inspections Administrative Assistant at 250-746-2610.

Incomplete applications are often the main reason for an increase in processing times. Please ensure you submit all of the required documents listed on page 2 of the Building Permit Application form for your specific type of project. For example, an application is considered in complete if it is missing documents, such as, BC Housing New Home Warranty registration or BC Energy Step Code Report, or if the proposed design is not compliant with BC Building Code requirements and revisions are required).

Typically the answer is no, however, this will be at the discretion of the Building Inspector for the area. Receiving an incomplete application can result in a longer wait time than an otherwise complete application as incomplete applications are placed in a suspension queue while they wait for additional submission(s).

Two years, however, if the first inspection is not called for within the first 6 months, or work discontinues for 12 months, a permit can expire. It is recommended to maintain communication with your Building Official regarding expiration and timelines.

To book an inspection please contact the Building Inspection Administrative Assistant at 250-746-2610 or by emailing inspections@cvrd.bc.ca. Please note 24 hours is required to schedule a building inspection and inspection requested received after 4:30pm will be processed the next business day.

To schedule a building inspection you will need the following:

1. CVRD building permit number or civic address
2. Name and phone number
3. Date of inspection
4. Type of inspection
5. Special instructions or information is also required, for example; a gate code, key location or the presence of a dog.

For new buildings, typical inspections are as follows:

• Excavation
• Footings
• Perimeter Drains, Foundation Dampproofing, and Rain Water Leaders
• Water, Storm, and/or Sewer Connections
• Under Slab Plumbing
• Under Slab Poly, Insulation, and/or Radon Piping
• Exterior Sheathing
• Rough-in Plumbing
• Framing and Braced Wall Panels
• Insulation
• Rainscreen/Building Envelope
• Final or Occupancy

The window for building inspections is between 8:30am – 4:30pm on the day of your request (Monday-Friday), although most inspections are usually between 10:00am-3:00pm. It is the responsibility of the inspection requestor to be available between 8:30am-4:30pm on the day of the inspection or to have the building safely accessible for the inspector.

Please note that post-spray foam installation requires 24 hours before an inspection can be done.

Renovations or alterations to buildings constructed prior to 1991, require an air clearance letter prior to any inspections.

Confirm any other special requirements with the Building Inspection division.

The digital 2024 BC Building Code is available in .pdf format for everyone at no cost.

Sheds that are a maximum of 10 sq. m. (107 sq. ft.) do not require a building permit assuming that they do not create a hazard. Minimum setbacks to property lines apply and depend on which zone the shed is located in. Larger sheds do require a permit. If your shed is under 10 sq.m. and contains plumbing, a building permit will be required.

If a deck structure is 24” or less in height throughout the perimeter of the structure without manipulating grade and is not structurally dependent on the building existing building, a building permit is not required. Measurements are taken from existing grade to the top of the walking surface. A building permit is required for ALL elevated decks. In all cases, setbacks apply to deck structures. If you are unsure about a specific project, contact the CVRD Building Inspector for your area.

If you are not the owner of the subject parcel, in order to obtain copies of building inspection records for a specific property please submit an Agent Authorization Request Form to inspections@cvrd.bc.ca. Property owner’s consent and signature are required. Please include what information you require so we can determine if releasing the records is in keeping with policies and legislative requirements. A file review fee shall be paid at time of request. Charges may apply for copying plans or other large documents.

If you are the property owner, please email inspections@cvrd.bc.ca with proof of ownership (such as current year Property Tax Notice or a recent copy of your Land Title).

Island Health maintains septic records in the CVRD and the province of BC maintains a well registry. The CVRD may have septic or well information on file if building permits were previously issued on a property and it was within the time that building file records were kept (mid-1970’s and forward).

Please review your proposed farm building with the Building Inspector for your area to determine if your project requires a building permit.

For general questions contact the CVRD Building Inspection division at 250-746-2610 or email inspections@cvrd.bc.ca. Questions often cannot be answered without specific parcel information.

Lumber used for structural components must be graded in accordance with National Lumber Grades Authority (NLGA) standard grading rules for Canadian lumber.

Typically, lumber is graded and stamped at the source of manufacture. With site cut lumber, the grading can be done on-site by a qualified grader who provides the necessary certification for the owner and subsequent verification by the Building Official where required by the BC Building Code.

The CVRD is within Climate Zone 4 and 5, depending on the area, see our Electoral Area Climatic Data here.

The 2024 BC Building Code requires ALL buildings comply with the seismic requirements under either Part 9 or Part 4 of the Building Code. Smax values are dependent on site class which is a classification of soil types. Only a registered professional, typically a Geotechnical Engineer, can identify your site class which in turn will determine your Smax value through Earthquakes Canada. The CVRD Climatic Data lists the Smax values for Site Class E (Site Class Unknown), which is the most conservative classification when the Site Class has not been determined by a registered professional. Then find the location closest to the subject property and select the Smax value for Site Class E to prepare your calculations.

Zoning is a land management tool used by local governments to separate uses. Each of the nine Electoral Areas has a Zoning Bylaw with regulations specific for each zone, including; use, density and siting (e.g. setbacks). Permitted uses are identified for each zone additionally, each Zoning Bylaw is equipped with a section on definitions and general regulations. The CVRD Web Map can help you quickly determine how your property is zoned.

Riparian areas can be defined as the area of land adjacent to a watercourse or body of water, a ditch, spring or wetland, whether or not usually containing water (see image below). The entire CVRD is within a Riparian Protection Development Permit Area (DPA). It is the responsibility of the property owner(s) to ensure there are no activities in the riparian area, or apply for a development permit. For more information on Riparian Areas, please click here.

For visualization purposes only.

The online Web Map allows anyone to search their property and find important information like zoning, OCP designations, development permit areas, service areas and more. To use the Web Map simply go to the Web Map and click on desktop icon. From there a disclaimer statement will appear, click ‘accept’. The map will launch and show the entire Regional District. To find your property you can either search by scrolling in and navigating to it, or use the address tool or parcel identifier (PID) for bare land. Once you have found the property, use the ‘identify tool’ by clicking on the tool and then on the property. By doing this, information should populate on the left side. From there you can click on any of the items shown in that list for more information. Links to other relevant bylaws are also provided.

Accessory dwelling units (referred to as Detached Suites in the CVRD) are permitted in many zones throughout the CVRD. This specific use, however, depends on the size of the property and the level of servicing (e.g. connection to water and sewer). To find out if a properties zoning allows a detached suite, first check the specific zone in the Zoning Bylaw, then confirm the size of the property meets the minimum parcel size required depending on its level of servicing. Not sure what the zoning is? Check out the CVRD Web Map or contact CVRD Development Services Staff for more information. Please make sure to check with the Building Department for BC Building Code, CVRD Building Bylaw, and building permit requirements prior to undertaking any work. It is the property owners’ responsibility to comply with relevant legislation where more than one dwelling unit share a private well.

Secondary suites (referred to as Attached Suites in the CVRD) are permitted in many residential zones throughout the CVRD. This specific use, however, depends on the size of the property and its level of servicing (e.g. connection to water and sewer). To find out if a properties zoning allows an attached suite, first check the specific zone in the Zoning Bylaw, then confirm the size of the property meets the minimum parcel size required depending on its level of servicing. Not sure what the zoning is? Check out the CVRD Web Map or contact CVRD Development Services Staff for more information. Please make sure to check with the Building Department for BC Building Code, CVRD Building Bylaw, and building permit requirements prior to undertaking any work.

Development Permit Areas (DPAs) require permits under certain circumstances. Local governments have the authority to designate development permit areas in an official community plan. These identify locations that need special treatment for certain purposes including the protection of development from hazards, establishing objectives for form and character in specified circumstances, or revitalization of a commercial use area. This authority can also be used to achieve climate action goals for energy conservation, water conservation and the reduction of greenhouse gas emissions. Unless a development permit is obtained, development in such areas is restricted.

If an official community plan designates development permit areas, then the implementing guidelines may be located in the official community plan or in the zoning bylaw.

A Development Permit (DP) is a land use permit used by local governments to review proposed developments to ensure they meet the policies and objectives of the Official Community Plan (OCP), and satisfy all required regulations in the zoning bylaw. A Development Permit may specify requirements respecting the character of development, including landscaping, and the siting, form, exterior design and finish of buildings and structures; environmental protection; protection from hazardous conditions and protection of farming. DP’s may also impose conditions respecting the sequencing and timing of construction. Within designated Development Permit Areas (DPAs) land must not be subdivided or altered and buildings or structures cannot be constructed or altered, unless the owner has first obtained a DP. Once approved (by the General Manager or CVRD Board), the DP is registered against the title of the land and becomes binding on future land owners.

If you are planning to develop or build on your property and it’s located within one or more Development Permit Areas (DPAs), you will need a Development Permit (DP) prior to obtaining a Building Permit or obtaining subdivision approval, unless otherwise exempt. It is important to remember, a DP is not a building permit. To find out if your project requires a DP application you can call staff or follow the instructions below:

1. Visit the online Web Map tool, search your property using the address tool or Parcel Identifier (PID)
2. Identify your property using the ‘identify’ tool (top left) – click on your property. Information should populate on the left side including the parcel boundaries, survey plans and development permit areas.
3. If your property is within a Development Permit Area it will appear in that list as ‘DPA #’. Click on the DPA. At the bottom there will be a hyperlink to the Official Community Plan for the Electoral Areas.
4. Schedule C of the OCP is where you will find the Development Permit Area guidelines, definitions and exemptions. If your project does not meet one of the exemptions under the applicable DPA you will need a DP, prior to altering the land in anyway.

A Development Variance Permit (DVP) is a land use permit used by local governments to ‘vary’ or relax a regulation. A DVP is required whenever proposed development does not meet a regulation in a zoning bylaw, sign bylaw, subdivision bylaw or parking bylaw. Examples of regulations that may be varied include building setbacks, height or site coverage. Keep in mind – a DVP cannot vary land use or density. In order to do change a land use or the density of that use you will require a rezoning application. DVP applications are discretionary, which means depending on the merits of the situation it may be denied. All DVPs are first heard by the Electoral Areas Services Committee (EASC) and then approved/denied by the CVRD Board.

Although ‘Air B&B Inc.’ is a specific short term rental marketing company, it is commonly used as a blanket term when talking about short term rentals. Zones that permit short term rentals are limited in the CVRD. Bed and breakfast short term rentals are permitted within most single-family dwellings, however they are regulated, and generally require that it be contained within a single family dwelling (not an accessory building), and that the owner reside in the single family dwelling. To determine if your property is within one of these areas, please consult the Zoning Bylaw to determine the permitted uses on your property. You can find your zone and a link to the zoning bylaw using the Web Map.

Note: secondary suites (attached suite) and accessory dwelling units (detached suites) are typically intended for long term rentals.

The CVRD does not have a tree cutting bylaw. The CVRD does, however, regulate the cutting of trees in certain areas that have been designated as a Development Permit Area (DPA) and may even prohibit the cutting of trees and other vegetation. The Riparian Area Protection DPA is one of these areas that will require a permit prior to cutting or removal of any vegetation. Other areas that may require a permit prior to cutting trees are areas designated as a sensitive ecosystem and/or steep slope.

Tree cutting should occur during identified low-risk timing periods (mid-September to January). If tree cutting must occur outside this time window, a thorough nest search should be conducted. Removal or modification of a nest tree requires written permission (permit) from the Province (MoE) and may also require a federal permit.

Typically, no. The current BC Building Code requires all dwellings to be compliant with the BC Building Code, have permanent foundations, be connected to an approved septic system, potable water system, and meet many other health and life safety requirements (like smoke detectors, heating, cooling ventilation requirements, etc.).  Typically, the term ‘tiny home’ implies a small dwelling unit structure built on a chassis which is not compliant with the BC Building Code.

Tiny homes on wheels, or recreational vehicles on wheels, including, CSA Z240 RV’s, are not permitted to be used as full time dwellings because they do not meet BC Building Code regulations and have not been permitted or inspected by Building Officials or have an appropriate standard that they are built to like CSA Z240 or CSA A277.  A structure on a chassis is subject to the Motor Vehicle Act.

Yes. As of May 1, 2023 the province of BC has mandated minimum Step 3 of the BC Energy Step Code. Step Code compliance is required for all new dwelling units (except moved-on homes and CSA Z240 homes) and commercial/institutional/industrial buildings, please contact the Chief Building Official to confirm BC Energy Step Code requirements for your project.

The CVRD Climatic Data document has information on snow loads for all the Electoral Areas.

Although we don’t require a building permit for the construction of a fence, we do regulate the height of fences in each Zoning Bylaw. Make sure to check the ‘general regulations’ section in the zoning bylaw before you begin.

Yes. The CVRD requires building permits for pools in order to enforce setbacks, and ensure proper fencing and gating. The reason for which is to ensure the safety of children, pets, and wildlife. Similarly, if a retaining wall is required for a pool, you may need a building permit for it as well.

A ‘swimming pool’ means any structure or construction intended primarily for recreation that is, or is capable of, being filled with water to a depth of 0.6 meters (2 feet) or more. For the purpose of this definition a hot tub shall not be considered a swimming pool.