Build a new house or laneway house

Steps to build 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 apply for permits and start construction:

  • Check what zone your property is in
    • Learn about zoning
  • Review zoning regulations about allowed developments
  • Check if the site is on an artesian well or aquifer
    • Learn about artesian wells and aquafiers
  • Check if the site has an underground oil storage tank to safely remove or abandon it in place.
  • Review requirements:
    • Building energy 
    • Removing soil to contain the spread of Japanese beetle
  • Consider incentives:
    • Build a low-energy, high-efficiency home to qualify for building extra height and floor area.
    • Retain your character home to qualify for building extra floor area, converting to multiple units, or building an infill house that can be strata-titled.
  • Read the guide:
    • 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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  Laneway houses in the R1-1 zone

  Try the new Project Requirements Exploration Tool where you can:  

  • Explore if a laneway house is allowed on your property
  • Find out what permits are needed to build it
  • Apply for your development/building permit
  • Provide the required documents – specific to your property's attributes – to avoid delays when we intake your application

  Explore and apply to build a laneway house 

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  Step 2: Get required pre-approvals

  Have your proposal reviewed and approved before you apply for a development/building permit to avoid conflict with regulations.

  A. Hire a design professional

  Designing a new house or laneway house can be complicated so we recommend that you work with a qualified design professional.

  • 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

  Some property attributes and regulations can add complexity to the standard approval process and may require alternate processes and timelines. We're here to answer your questions and offer guidance.

  Contact our Development and Building Services Centre

  C. Apply for a sewer and water connection permit

  Important note You need to apply for a sewer and water permit before you apply for your development/building permit application in step 3.

  To apply, you need:

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

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

  Apply for sewer and water permit

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

  After you apply:

  1. We check the application for completeness and notify you to pay initial fees.
  2. We review the proposed service locations and configuration.
  3. We provide you with feedback based on our standards to determine:
     • The optimal siting for the sanitary and storm sewer service sizes, location(s), available elevation range
     • Any pumping requirements of your sanitary, storm sewer, and water service, including size and estimated water pressures
  4. We notify you of the approved, final design of the location and configuration, and to pay any outstanding fees.
  5. Send us your signed and sealed final drawings to confirm the location and configuration.
  6. After we accept your drawings and you pay all fees, we issue your permit and you can download it.

  D. Apply to use the street and sidewalk during construction

  We will notify you if you need one or more of the following permits to use the street, lane, or sidewalk:

  • Construction street use permit
  • Temporary street occupancy permit

  E. Prepare documents for tree protection and removal

  Provide the following documents:

  1. A recent signed, sealed, and certified legal survey plan of the property prepared by a BC land surveyor
  2. A site plan drawing showing the proposed siting of all buildings in relation to existing trees
  3. A report prepared by a certified arborist to support any tree removal(s) proposed
  4. A signed arborist letter of assurance (Required if work is proposed within a tree protection zone.)

  Include these documents with your development/building permit application in step 3 and our landscape staff will review it.

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  Step 3: Prepare and send your permit application

  Laneway houses in the R1-1 zone

  Try the new Project Requirements Exploration Tool where you can:  

  • Explore if a laneway house is allowed on your property
  • Find out what permits are needed to build it
  • Apply for your development/building permit
  • Provide the required documents – specific to your property's attributes – to avoid delays when we intake your application

  Explore and apply to build a laneway house

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  A. Prepare your application package of drawings and documents

  Refer to the submission requirements checklist:

  • Single detached house or duplex submission requirements checklist PDF file (198 KB)
  • Laneway house submission requirements checklist PDF file (216 KB)

  B. Complete the application form

  Development/Building Permit Application Form PDF file (340 KB)

  C. Send your application package and form

  Include the application form and all required drawings and documents so that we can accept your application.

  Send your application

  D. Pay fees

  After we intake your application, we will notify you to pay the permit application fees and any deposits. Pay the fees online, in person, or by mail.

  • Online by credit card (Important note Only the permit holder/applicant can make online payments toward a permit.)
    • Need help? Refer to the building permit online account guide PDF file (4 MB).
  • 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
    • Holidays: closed
    • Note There is a $200 maximum for cash payments.
  • Mail by cheque to:
    City of Vancouver
    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".

  E. We review your application

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

  • A list of conditions and items to address before we can issue your permit(s)
  • Any payments to make for Development Cost Levies (DCL), Development Cost Charges (DCC), damage deposit(s), and sewer and water servicing fees

  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.

  F. We approve your permit(s)

  When we issue your permit(s), we will send you an email with instructions to download and print your permit(s) and approved drawings.

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

  A. Have the permit and drawings at the construction site for our inspectors

  • One printed copy of the issued permit
  • One printed set of approved drawings (full-sized and to scale) that show City of Vancouver accepted stamp. If the City stamp is missing, or the drawings aren't at the construction site, you will be need to rebook the inspection and may need to pay a re-inspection fee.

  B. Move 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

  C. Apply for trades permits

  Construction of a new house or laneway house requires separate trades permits. The general contractor hires trades contractors, who apply for trades permits directly.

  • Plumbing permit
  • Electrical permit
  • Fire sprinkler permit
  • Gas permit
  • Mechanical permit

  D. Book inspections

  Book inspections to review and approve all completed work during the stages of construction.

  Does your project involve demolition and a requirement to recycle demolition material? Before you book a forms inspection, you need to submit your recycling compliance report for approval and complete the demolition permit.

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  Step 5: Occupy building(s)

  After we approve the final inspection of the permitted work, you can occupy the house.

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

  Apply for an occupancy permit

Steps to amend (revise or change) an issued building permit

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  Step 1: Prepare and send your amendment request

  A. Prepare your application package of drawings and documents

  Refer to the revision application submission requirements checklist PDF file (176 KB)

  B. Complete the application form

  Revision application form PDF file (48 KB)

  C. Send your application package and form

  Are you the listed permit applicant?

  1. Log into your online account.
  2. Select the permit you want to amend.
  3. Select "Request Amendment" as the next action on the permit overview page.
  4. Provide a detailed description of the amendment request and upload any supporting documents, including your revision application form.

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

  Not the listed permit applicant?

  Send the amendment request and application form using the Contact the Development and Building Services Centre form.

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  Step 2: We review the amendment application and provide next steps

  A. We review your amendment request

  Following a detailed review of the amendment request, we notify you about:

  • Any additional questions
  • A list of any conditions and items to address before we can issue your updated permit

  B. Pay fees

  After you meet all conditions, we will notify you to pay the amendment fees. Pay the fees online, in person, or by mail.

  • Online by credit card (Important note Only the permit holder/applicant can make online payments toward a permit.)
    • Need help? Refer to the building permit online account guide PDF file (4 MB).
  • 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
    • Holidays: closed
    • Note There is a $200 maximum for cash payments.
  • Mail by cheque to:
    City of Vancouver
    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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