What happens if I get caught doing unpermitted work in Vancouver?

Getting caught doing unpermitted work in Vancouver can result in stop-work orders, fines up to $50,000, forced demolition, and serious complications with insurance claims and home sales. The City of Vancouver actively enforces building codes through complaints and inspections, and the consequences can be financially devastating.

Immediate Enforcement Actions

When the City discovers unpermitted work, they typically issue a stop-work order that halts all construction immediately. You'll receive a violation notice requiring you to either obtain the proper permits retroactively or remove the unauthorized work. The City has broad enforcement powers under the Vancouver Charter and can issue fines ranging from $250 for minor infractions up to $50,000 for serious violations like unpermitted electrical or structural work.

For major unpermitted work like additions, basement suites, or structural modifications, the City can order complete demolition at your expense. This is particularly common with unpermitted secondary suites that don't meet fire separation, egress, or ceiling height requirements under the BC Building Code (BCBC 2024). The demolition costs often exceed what it would have cost to do the work properly with permits initially.

Retroactive Permitting Challenges

While you can sometimes obtain permits after the fact, retroactive permitting is significantly more expensive and complicated. The City requires detailed drawings showing the work "as-built," often necessitating invasive inspections behind walls and ceilings. You may need to hire a structural engineer to certify that unpermitted structural changes meet current BCBC standards, which can cost $2,000-$5,000+ just for the engineering assessment.

Work that doesn't meet current code standards must be brought up to compliance, potentially requiring complete reconstruction. For example, unpermitted electrical work must be inspected by Technical Safety BC (TSBC) — if it doesn't meet current standards, it must be completely redone by a licensed electrician.

Insurance and Legal Complications

Unpermitted work creates serious insurance vulnerabilities. Most homeowner insurance policies exclude coverage for damage related to unpermitted work, meaning you could face tens of thousands in uncovered claims for water damage, electrical fires, or structural issues. When selling your home, unpermitted work must be disclosed, and buyers often demand significant price reductions or require the work to be properly permitted before closing.

If you've already done unpermitted work, contact the City of Vancouver at 311 immediately to discuss retroactive permitting options. For electrical or gas work, you'll need licensed contractors registered with Technical Safety BC. Remember that in BC, homeowners cannot legally do their own electrical, gas, or plumbing rough-in work — these require licensed professionals regardless of permits.

The safest approach is always getting permits upfront. While Vancouver's permitting process can take 4-8 weeks for simple projects, it protects your investment, ensures safety, and maintains your home's value and insurability.