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Building Permits & Variances

Building & Renovations

The District of Sparwood requires a building permit whenever an individual or business constructs or renovates a building, or causes a building to be constructed or renovated. 

Please see our Residential Building Permit Guide for more information on building permits.

If you are moving a building or demolishing one, you will likely require a moving or demolition permit. 

General Building Permit FAQ

When do I need a permit?

Building permits are required before beginning any type of construction as defined in the Building Bylaw:

  • The construction, repairing, or altering of a building or structure;
  • The construction, repairing, or altering of a plumbing system,
  • An accessory structure if larger than 10 m2 (107.6 square feet);
  • The completion of a previously unfinished area in existing buildings: i.e. basement, rec room, etc.;
  • Creation or removal of a secondary suite;
  • Construction of a sundeck;
  • Enclosing a carport into a garage;
  • Enclosing above or below a sundeck;
  • ​A retaining wall 1.2 m or higher;
  • A swimming pool fence;
  • A fireplace, chimney, or solid fuel appliance;
  • A change in occupancy;
  • A moving permit before moving a building or structure
  • A demolition permit before demolishing a building or structure;
  • An excavation permit before excavating to construct a building or structure; 
  • A plumbing permit prior to installation of any plumbing; or
  • The installation of wastewater disposal systems, sanitary, storm sewers and drainage.

Please see our Residential Building Permit Guide for more information on building permits. If you are unsure about whether a building permit is required, please check with the Planning Department at 250.425.6271.

When do I not need a permit?

You do not need a permit for:

  • Buildings, structures, or plumbing systems exempted by Part 1 of the BC Building Code
    • Including accessory structures less than 10 m2 (107.6 ft2);
  • Retaining structures less than 1.5 metres in height; or
  • Repair or replacement of a valve, faucet, fixture, or sprinkler head, a stoppage cleared, or a leak repaired in a plumbing fixture. 

What is the difference between a standard and complex building?

As defined in our Building Bylaw: 

A standard building (Part 9 of the BC Building Code) is a building of three stories or less in building height, having an area that is less than 600 square metres (6,458 ft2) and used for: 

  • residential occupancies; 
  • business and personal services; 
  • mercantile occupancies; or 
  • medium and low hazard industrial occupancies.  

A complex buildings (Part 3 of the BC Building Code) are 

1. All buildings used for major occupancies classified as 

  • assembly occupation; 
  • care or detention occupation; or 
  • high hazard industrial occupancies. 

2. All buildings exceeding 600 square meters (6,458 ft2) or exceeding three stories in building height that will be used for: 

  • residential occupations; 
  • business and personal services occupations; 
  • mercantile occupancies; and 
  • medium and low hazard industrial occupancies.  

The application requirements for as complex or standard building differ. Please consult the District’s Building Bylaw sections 9 and 10 for the requirements for complex and standard applications.

What hazard level is my commercial / industrial occupancy? 

As defined in the BC Building Code: 

  • Low hazard industrial occupancy: means an industrial occupancy in which the combustible content is not more than 50 kg/m2 or 1 200 MJ/m2 of floor area. 
  • Medium hazard industrial occupancy: means an industrial occupancy in which the combustible content is more than 50 kg/m2 or 1 200 MJ/m2 of floor area and not classified as hlgh-hazard industrial occupancy. 
  • High hazard industrial occupancy: means an industrial occupancy that contains sufficient quantities of highly combustible and flammable or explosive materials which, because of their inherent characteristics, constitute a special fire hazard). 

What happens if I don’t get a permit?

It is unlawful to commence construction with a building permit and double permit fees will be charged to you.  

If the work does not comply with the BC Building Code, you may have to pay for costly repairs to upgrade or you may have to remove the work. 

If your building permit is denied due to issues relating to zoning, you may apply for a a Development Variance Permit or a Board of Variance order provided the variance is not to the use or density of the property. can request to apply to the Board of Variance. 

Applying for a Building Permit

Getting started

There are requirements you must meet depending on the project. Before you begin your next home/business build or reno, we recommended that you first: 

Permit applications 

Building permit application are still available by paper format here, but applicants are encouraged to apply through Cloudpermit below.

Cloudpermit Applications

Permits are now available online! As of September 2021 the District of Sparwood now accepts permit applications through our online software Cloudpermit.

Here are some features of the new system:

  • Apply for and see the status of your permit application anywhere, at any time
  • Start the application and finish it later
  • Receive email and text updates on the status of your permit application
  • A record of permit documents will be retained under your online profile for future reference
  • Request inspections online with inspection results sent straight to your email

How to apply. Click the button below to access Cloudpermit. If you are new to the system you will need to create an account. If you have used the system before you may log back in. Select the button below and proceed to registration/login.

Apply via Cloudpermit

If you need assistance, watch the instructional video below.

Fees

Building permit fees are set in the Building Bylaw and are also outlined in our Residential Building Permit Guide.

Building Inspection

Building inspections are mandated by the BC Building Code and assist a homeowner or builder to meet the regulatory requirements and standards for structure, health and safety, security, and fire protection.  You are encouraged to consult with the building inspector before you submit an application to ensure that you are aware of all applicable municipal bylaws and codes relating to building in Sparwood. Communicating in advance will reduce the chances of problems arising during a field inspection. 

How often a building inspection occurs will depend on your specific project and will be clearly communicated to you by the building inspector. 

Inspection Requests 

An inspection can be requested through the Cloudpermit platform. Please contact the Planning Department if you are having difficulties.

A number of inspections are carried out during construction and upon completion. It is the responsibility of the permit holder or the agent/contractor acting for the property owner to book appointments for the required inspections. If the work requiring the inspection is not completely finished before the inspector’s arrival, other fees may apply. 

Please note that the day requested may not be possible to meet due to scheduling constraints. 

Development Variance Permits

A Development Variance Permit (DVP) is a permit issued by a local government through Council to vary or alter a bylaw regulation for a specific development. A DVP is required whenever a proposed or existing development does not meet the requirements of certain zoning regulations

A Development Variance Permit Application may be applied for to vary a regulation(s) of the Zoning Bylaw, the Subdivision Servicing Bylaw, or the Sign Bylaw. A DVP cannot vary the use of land or density. In these cases a Zoning Bylaw Amendment would be required.

Application Process

Please review our Development Variance Permit Guide. It is also recommended that you consult with the Planning Department prior to submitting an application. If your project does require a DVP, please complete a Development Variance Permit Application (including a DVP Supplemental Form for each variance request) and submit it to the Main Office (136 Spruce Avenue). The DVP application fee is $400 plus the cost of the development sign.

Development Variance Permit applications are reviewed by applicable departments and may also be referred to external agencies for review. Variance proposals proceed to Council, followed by a public notice period, and an Informal Hearing at which time Council will approve, deny or set conditions on permit approval.

Please see the our Development Variance Permit Guide and Development Application Procedure Bylaw for detailed information on the application process.

Minor Development Variance Permit

A Minor DVP is similar in function to a DVP but can be approved by the Director of Planning and Development if the variance meets the definition of “minor” as outlined in section 4.1.3. of Delegation Bylaw 1309, 2023.

A Minor DVP is a streamlined permit process that does not need to be approved by Council and is exempt from a public hearing, which may cut permit processing time in half