Building in the Gulf Islands
Every jurisdiction has its own hoops to jump through for construction permitting and the Gulf Islands are no different. If you are looking to renovate, add a new building, build a house, or add on a rainwater system, you are going to need a permit. See the full list below. Septic systems are a different matter, but that will be covered in a different post.
So where do you start? Well, let’s use building a small house on Salt Spring Island as an example. There are two main organizations that you are going to have to satisfy - the Islands Trust, for zoning and development primarily, and the Capital Regional District (CRD), for building codes, bylaws, and inspection. On top of that, if you have any electrical or gas work the BC Safety Authority will also become involved through your electrician or gas fitter.
Archeological Sites
One other issue can rear its head — archeological sites. If your site is within 100m of known archaeological sites, you may need to get an archeologist involved and/or get an archeological permit. You will find this is often the case in development areas and properties near the ocean. And regardless if you are near a known site, if you come across any artifacts you have a duty to report. This too deserves it own post and we and we won’t cover it all here. For more information visit: https://www2.gov.bc.ca/gov/content/industry/natural-resource-use/archaeology/local-governments
Land Use Bylaws
At its core, your design and permit drawings will first need to comply with Islands Trust Bylaw No. 355, Salt Spring Island Land Use Bylaw. Consult this for land uses - what you are allowed to put on your property. Note, there may be other requirements placed on your site if you are in a strata. The Islands Trust has put together this helpful website which is worth reviewing.
Building Regulations
After the Islands Trust reviews the application, it then goes onto the regional district. In this case, it’s the CRD, and they will review your plans to ensure the design complies with relevant codes and bylaws. They have also put together a one stop resource to help you through the permit process. Occasionally, the CRD may also require you to obtain professional assurances on certain aspects of your design. The core bylaw to start with is No. 3741 (Building Regulation Bylaw).
Now…assuming you have made it through the back-and-forth of each of these processes and no variances are required, you are good to go! From then on, the regional district and respective safety services branches will need to be coordinated for their inspections.
We are happy to help you through this process or take it over entirely. Contact us below to start that discussion.
When do you need a permit?
The full list of activities that require a building permit:
• construct any new building
• construct a new accessory building
• construct or locate a temporary building
• make alterations, renovations or repairs to an existing building or structure
• complete a previously unfinished area in an existing building, e.g., a recreation room or bathroom
• demolish or relocate a building or structure
• locate or relocate a manufactured home in a park or on a lot
• remodel or construct a deck
• construct a swimming pool
• install or alter plumbing within a structure or on a property
• connect to a sewer system, storm drain or water system
• install a new chimney or fireplace
• install a wood stove, fireplace insert or other wood burning appliance
• change the occupancy type of a building
• install an irrigation or sprinkler system
• install an on site water collection system
As mentioned, this is an example for Salt Spring. The regional district for each island will need be consulted for their own building permit process.
Owner-Builds
Considering doing the building yourself? Very cool. You can do it. But please be aware of the obligations you are taking on, and the expectations required of owner builders. For an owner built house, you will need an Owner Builder Authorization will need pass the owner builder exam. For more on this, please visit this guide from BC Housing.
And while you may be able to get by without an architect for your design, you will still need goetechnical and structural professionals to provide letters of assurance for design and inspection. As we’ve been asked about this topic a couple of times now, I’m going to work to put more guidelines about this on our resources page.
| Island | Regional district |
|---|---|
| Gabriola | Nanaimo |
| Galiano | Capital |
| Mayne | Capital |
| Moresby | Capital |
| Pender | Capital |
| Penelakut | Cowichan Valley |
| Prevost | Capital |
| Salt Spring | Capital |
| Saturna | Capital |
| Sidney | Capital |
| Thetis | Cowichan Valley |
| Valdes | Cowichan Valley |
| Ahgykson | qathet |
| Denman | Comox Valley |
| Hardy | Sunshine Coast |
| Hornby | Comox Valley |
| Lasqueti | qathet |
| Nelson | Sunshine Coast |
| Texada | qathet |
| Thormanby | Sunshine Coast |
Click image to load the whole checklist.
Click image to load whole checklist.
