What renovations can I do without a permit in British Columbia?

In British Columbia, you can do basic cosmetic and maintenance work without permits, but the list is more limited than many homeowners expect. Most structural, electrical, plumbing, and mechanical work requires permits regardless of how minor it seems.

What You CAN Do Without Permits

Interior cosmetic work forms the bulk of permit-free renovations. You can paint walls and ceilings, install new flooring (hardwood, laminate, tile, carpet) over existing subfloors, replace interior doors and trim, install built-in shelving and cabinets that don't affect structure, and hang pictures or mount TVs on walls. Kitchen and bathroom cosmetic updates are also permitted without permits — replacing cabinet doors and hardware, installing new countertops over existing cabinets, replacing faucets and fixtures (but not moving plumbing lines), and updating backsplashes and wall tiles.

Basic maintenance and repairs don't require permits either. This includes roof repairs using the same materials (but not full re-roofing), replacing broken windows with identical sizes, repairing drywall, fixing squeaky floors, and general maintenance like caulking, weatherstripping, or cleaning gutters.

What ALWAYS Requires Permits in BC

The BC Building Code (BCBC 2024) is strict about structural changes — removing or altering walls (even non-load-bearing ones often need permits), adding windows or doors, building decks over 24 inches high, and any foundation work. All electrical work beyond replacing light fixtures requires a licensed electrician and Technical Safety BC inspection. All gas work must be done by licensed gas fitters with TSBC permits. Plumbing rough-in work requires licensed plumbers and permits, though simple fixture swaps (toilet, vanity) typically don't.

HVAC systems, water heaters, and furnaces always need permits and licensed contractors. Any work affecting the building envelope — siding, roofing, insulation, vapor barriers — requires permits to ensure proper moisture management in Vancouver's wet climate.

Secondary Suites and Basement Development

Finishing a basement for recreation use may not require permits if you're not adding plumbing, electrical circuits, or egress windows. However, creating a secondary suite always requires permits — this includes separate entrances, fire separation, egress windows, and electrical/plumbing rough-in work.

Municipal Variations

While the BCBC sets provincial standards, each municipality can be more restrictive. The City of Vancouver requires permits for most deck construction, while some suburban municipalities are more lenient on small projects. Surrey, Burnaby, and Richmond each have slightly different interpretations of permit requirements.

When in doubt, call your municipal building department before starting work. Vancouver: 311, Surrey: 604-591-4086, Burnaby: 604-294-7130. The cost of getting caught doing unpermitted work — stop-work orders, fines, having to tear out completed work — far exceeds permit fees.

Remember: Even if a permit isn't required, all work must still meet BCBC standards. Your homeowner's insurance may not cover damage from improperly completed work, even if it was technically permit-exempt. For anything involving structure, electrical, plumbing, or gas, it's always safer to get professional advice from our verified contractors directory.