In Vancouver, most commercial construction needs a City building permit before work starts. That covers tenant improvements, new or moved walls, changes to plumbing, electrical or gas lines, structural repairs, new floor area and a change of use. Trade permits and inspections follow, and most commercial spaces need an occupancy permit before anyone moves in. Replacing fixtures or flooring and painting generally do not need a permit. This guide explains how the commercial permit process works in the City of Vancouver and what changes in the rest of Metro Vancouver.

Planning an office fit-out? Start with our office tenant improvement playbook. For the City's fast stream for eligible office tenants, see the tenant improvement permit guide.

TL;DR

  • Commercial renovations and tenant improvements in Vancouver generally need a building permit issued before construction begins.
  • Vancouver writes its own Building By-law under the Vancouver Charter. The 2025 by-law took effect on September 15, 2025 and is based on the 2024 BC Building Code.
  • Whether your building falls under Part 3 or Part 9 of the code shapes the drawings, the professionals and the letters of assurance the City expects. Restaurants and other assembly uses fall under Part 3 whatever the building size.
  • Electrical, plumbing, gas and sprinkler work need their own trade permits and inspections.
  • An occupancy permit must be issued before you occupy new space, a major renovation or a space with a changed use in a commercial building.

When does a commercial project in Vancouver need a building permit?

The City's When you need a permit page lists the work that generally needs a permit before construction. For commercial owners, tenants and property managers, the items that matter are:

  • Renovations or tenant improvements in a new or existing commercial space
  • Changing the land use of an existing commercial space
  • New construction, including renovations that create new floor area
  • Moving interior walls or existing plumbing, electrical or gas lines
  • Structural repairs

The same page lists small jobs that generally do not need a permit, such as replacing fixtures, cabinets or flooring, painting and replacing defective switches or receptacles. When in doubt, the City asks you to contact the Development and Building Services Centre before you start.

Starting without a required permit is risky: the City lists a penalty, a work stoppage, possible removal of finished work and extra required upgrades such as sprinklers.

Which rules apply: the Vancouver Building By-law or the BC Building Code?

The City of Vancouver is enabled under the Vancouver Charter to adopt its own Vancouver Building By-law (VBBL). Council adopted the 2025 VBBL, based on the 2024 BC Building Code with Vancouver-specific provisions, and it generally took effect on September 15, 2025. It applies to new building permit applications. Projects already in stream may keep some older rules until March 8, 2027.

Inside the code, the big sorting question is Part 3 or Part 9. Under the BC Building Code:

  • Part 9 covers buildings of three storeys or less with a building area of 600 m² or less, used for business and personal services (such as offices), mercantile (retail) or medium- and low-hazard industrial occupancies.
  • Part 3 covers assembly occupancies such as restaurants, cafés and fitness spaces, care and treatment occupancies, high-hazard industrial occupancies, and any building over three storeys or 600 m² in building area.

A Part 3 building brings more design scope, more registered professionals and more paperwork. An office suite in a downtown tower and a small restaurant are both usually Part 3 projects.

What does the City expect in a commercial permit application?

The City's Commercial Building Renovation application checklist sets out the documents for a commercial renovation building permit. Depending on the scope, they include:

  1. Application form and Building Permit Data Sheet.
  2. Building Code Analysis Report. Required when the scope is complex and always recommended.
  3. Energy compliance documentation using the City's energy checklists.
  4. Owner's or owner's and tenant's undertaking. Schedule E-1 when the owner is doing the work, or Schedule E-2 when a tenant is.
  5. Strata council letter if the building is strata-titled.
  6. Letter of operation for childcare, schools or a change of use.
  7. K1 restaurant or kitchen exhaust form when a commercial kitchen is added or renovated.
  8. Letters of assurance (Schedule B) signed and sealed by registered professionals, for example architectural in a Part 3 building and plumbing when plumbing is in scope in a Part 3 building.

Whether you need an architect depends on the BC Architects Regulation, which also applies to renovations of buildings that require one. The AIBC explains when that is. A development permit may also be needed, depending on the zoning and what you propose. A change of use is the usual trigger.

Our guide to permit vs construction drawings explains why the permit set and the build set should agree.

Small businesses such as coffee shops, restaurants, small fitness centres, small schools and small performing arts spaces can also ask the City's Commercial Renovation Centre for help understanding whether a space suits the planned use.

How do inspections and occupancy close out a commercial permit?

A building permit is only part of the approval. Plumbing and gas work, most electrical work and any change to a fire sprinkler system need their own trade permits. City inspectors check that the work matches the permit and complies with the by-laws. Book each inspection as the work reaches that stage, before anything is closed in. For plumbing specifics, see our commercial plumbing permit guide.

At the end, the City's occupancy permit rules apply. An occupancy permit must be issued before you occupy space in a commercial building, including new space, major renovations and a change to the proposed use. The City asks you to apply after the permits authorizing the work are issued and at least three weeks before the planned occupancy date. Other approvals may be needed first, such as Vancouver Coastal Health, a Vancouver Fire and Rescue Services fire prevention inspection, or the Environmental Protection Office, and a fire safety plan can be a condition.

On Part 3 projects, the registered professionals also confirm their field reviews with letters of assurance before occupancy. Keep as-built drawings and close-out documents together for the landlord and the next fit-out. See what to verify in as-built drawings.

How is the process different in the rest of Metro Vancouver?

Outside the City of Vancouver, municipalities such as Burnaby, Richmond, Surrey and North Vancouver apply the BC Building Code through their own building bylaws, permit offices, forms and inspection booking systems. The Part 3 and Part 9 split, trade permits and registered professionals work much the same way. Checklists and review streams differ, so confirm them with the municipality before drawings are finished.

Our perspective

Multigroup Contracting is a commercial general contractor and fee-based construction manager working in Vancouver and across Metro Vancouver since 2016, from our office at 700-838 West Hastings Street. We are registered with WorkSafeBC and carry $5 million in liability insurance. We build commercial construction projects and tenant improvements for office, retail, restaurant and industrial clients, landlords and property managers.

The commercial permits that go smoothly start with an honest scope. That means knowing the building's code part, the professionals needed and the trade permits before the design is finished. We work alongside your design team so the permit set, the build and the occupancy requirements line up. That includes retail build-outs and coffee shop and restaurant buildouts, where kitchen exhaust and assembly occupancy add steps.

Plan your commercial permit

Have a commercial space and a scope in mind? Call 778-819-5933, email info@multigroup.ca, or send your drawings or lease package through our contact page. Get a free quote

FAQ

Do I need a building permit to renovate a commercial space in Vancouver?

Usually yes. The City generally requires a building permit for renovations and tenant improvements in new or existing commercial spaces, a change of land use, new floor area, structural repairs, and moving walls or plumbing, electrical or gas lines. The permit must be issued before construction begins.

Does painting or new flooring in a store need a permit?

Generally no. The City lists painting and replacing fixtures, cabinets or flooring among small projects that do not need a permit. If the work touches walls, services, structure, exits or the use of the space, check with the Development and Building Services Centre first.

Is a restaurant or café a Part 3 building?

Yes in most cases. Restaurants and cafés are assembly occupancies, and the BC Building Code places assembly occupancies under Part 3 regardless of building size or height. That usually means registered professionals and letters of assurance on the permit.

When do I need an occupancy permit for a commercial space in Vancouver?

An occupancy permit must be issued before you occupy new space, a major renovation or a space with a changed use in a commercial building. Apply after your work permits are issued and at least three weeks before you plan to occupy.

Do Burnaby, Richmond and Surrey follow the same permit process?

Not exactly. They apply the BC Building Code through their own bylaws, while Vancouver uses its own Building By-law. The core ideas are similar, but forms, review streams and inspection booking differ, so confirm the requirements with the local municipality.

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