Building Services

Building Permit Applications & Inspections During COVID-19 Pandemic

The Village recognizes the importance of maintaining our regular services to the extent possible during the COVID-19 pandemic.   We will continue to process applications and answer your inquiries in a timely manner; however, in some cases delays may be unavoidable.  We appreciate your patience.  Please see below for important information regarding applications and inspections.


Applications are now accepted online through CloudPermit. Please see the procedures below to ensure you submit a complete application.


We are offering building inspections with some modifications due to COVID-19 distancing requirements. Please contact Building Official Chris Derouin by email at to schedule inspections.

For your information, please see the link below for Provincial Guidance to Construction Sites Operating During COVID-19:

Viewing building files

Building files may be viewed at the Village office with written permission of the property owner. Please return the completed form by email to request access to a file. 

Building Permit Information

Planning to construct, alter, renovate, demolish, relocate, or change the occupancy of any building or structure, including a pool, deck, or retaining wall? You will need a building permit. Please see the FAQ section for additional details.

If you want to do work to your lot before construction, please apply for a Site Alteration Permit. Application forms and details can be found on the Licenses and Permits page. 
For development permits please visit the Development Services page.

Below are some relevant Bylaws you may wish to consult before applying.

Building Bylaws

Building Bylaw No. 912, 2021 Consolidated

Amending Bylaws

Building Bylaw Amendment (Building Official Definition) Bylaw No. 916, 2021 

Building Related Bylaws

Flood Regulation Bylaw No. 716, 2012
Zoning Bylaw No. 832, 2018
Site Alteration Bylaw No. 822, 2017, Consolidated
Development Cost Charge Bylaw No. 723, 2013
Blasting Regulation Bylaw No. 714, 2012, Consolidated

Cloudpermit applications

Permits are now available online! As of August 2021, the Village now accepts all 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
  • You can start an 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 for a permit

All building related permits including Blasting Permits can now be applied for online. 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.

Once you login, find your address using the map and select the type of permit you would like to create ie. Residential Building - New Single Family Dwelling. 

You may be required to upload some additional forms to your permit application. 
Below is a list of relevant PDF Forms required for most permit applications.

Excavation Permit (Form D)
Water Connection/Supply of Water Form F
Sewer Connection (Form G)
Culvert Installation Permit (Form J)

For details on using Cloudpermit as an applicant or a building professional, please see Cloudpermit's guide to comprehensive support articles during the permit application process. You may also watch our Builder's Orientation Video which explains the full process. The video below is also a great tool for visual learners.

Still have questions?

Check out the FAQ section or contact nsegovia AT  604-894-6135 extension 249.

If you cannot click submit application on the portal, use the message tool to send us a message so we can view your application in draft status. 

Want a paper application?

The Village will still accept paper applications submitted in office, please note they will ve converted to a digital file. Please see the applications below:

Standard Building Application - For construction, repair or alteration of a small building such as a house or duplex (three storeys or less; less than 600 square metres area)
Complex Building Application - For construction, repair or alteration of a large or complex building.
Tenant Improvement Application-For improvement or alteration of a part of a commercial or industrial building.
Blasting Permit Application - For all blasting. Please see our Blasting Information sheet for more info.
Demolition Permit Application for demolition of all or part of a building or structure.
Manufactured Home Package For placement/installation of a manufactured home. 
Plumbing Permit Application for Plumbing work or use a Plumbers declaration form for work that has been covered up.
Pool Permit Application for the construction of new pools.

BC Energy Step Code

What is the BC Energy Step Code?

The BC Energy Step Code is a provincial regulation that local governments may use, if they wish, to incentivize or require a level of energy efficiency in new construction that goes above and beyond the requirements of the BC Building Code. It consists of a series of steps, representing increasing levels of energy-efficiency performance. By gradually adopting one or more steps of the standard, local governments can increase building performance requirements in their communities. The Province of British Columbia has set a goal that all new buildings must reach a net-zero energy ready level of efficiency by 2032; the BC Energy Step Code serves as the policy pathway to reach that goal.

Net-zero energy buildings produce as much clean energy as they consume. They are up to 80 percent more energy efficient than a typical new building and use on-site (or near-site) renewable energy systems to produce the remaining energy they need.

A net-zero energy ready building is one that has been designed and built to a level of performance such that it could, with the addition of solar panels or other renewable energy technologies, achieve net-zero energy performance.

BC Energy Step Code in Pemberton

In recognition of the climate crisis and the need to reduce our carbon footprint, the Village added reference to the BC Energy Step Code to Building Bylaw No. 867, 2019, adopted in July of 2019.

The Building Bylaw requires that new Part 9 residential buildings meet Step 3 as of January 1, 2020, and Step 4 as of January 1, 2021. Most single-family homes, duplexes and small multi-family homes fall into the category of Part 9 buildings. 

Step 3 is considered a lower step. To achieve this step, builders may rely on conventional building designs with careful air-sealing practices incorporating some key elements in the design, building envelope and mechanical equipment and systems.

Step 4 is considered a higher step. To achieve this step, builders will need to adopt a more integrated approach to building design employing various techniques and strategies to meet the performance requirements.  

Homes built to the new BC Energy Step Code standard will use less energy, cost less to operate and maintain, and be more comfortable than homes built to BC Building Code standards.

Building permits and compliance reports

As of January 1, 2020, building permit applications for Part 9 residential buildings must include:

  1. a completed Pre-Construction BC Energy Compliance Report; and
  2. an energy model provided by a licensed Energy Advisor or qualified energy modeler (example, HOT2000 detailed report).

The Village strongly recommends that builders have a mid-construction blower test completed by an Energy Advisor and submit a completed Mid-Construction BC Standard Verification Report to ensure that the build is on track to meet the requirements of the mandated step.

Before occupancy, a completed As-Built BC Energy Compliance Report demonstrating compliance with the mandated step of the BC Energy Step Code must be provided.

Builder incentive offers

Bulletin - Builder Incentive Offer

Download the Incentive Form

To assist builders with the transition to building under the BC Energy Step Code, the Village is offering a cash incentive of up to $500 to be applied to the cost of a mid-construction blower test (maximum one incentive per dwelling unit).

Any builder who successfully achieves a higher step than required will be eligible for an additional cash incentive of up to $500 per dwelling unit.

Note: Funding will be available until March 31, 2022. Due to limited funds, these offers are available on a first-come first-serve basis. Get your completed building permit application in early to ensure that funds will be available! Your building permit application is your Builder Incentive Offer Application.

These cash incentive offers are partly funded through a grant from BC Hydro.

CleanBC Better Homes New Construction program provides rebates up to $15,000 for the construction of new, high-performance, electric homes. Please see the useful link below for ways to apply. 

Useful links

BC Energy Step Code Website

BC Energy Step Code Design Guide

BC Energy Step Code Builders’ Guide

CleanBC Better Homes New Construction Program

Community Energy Association

Canadian Home Builders Association of BC

Energy Advisors

Heat Pump Rebates *Introduced by CleanBC September 2021 


When is a building permit required?

A Building Permit is required when you:

  • construct a new building or structure;
  • install an intermodal structure (e.g. shipping container);
  • make alterations, additions or repairs to an existing building or structure;
  • install a fire sprinkler system or alarm system;
  • complete a previously unfinished area in an existing building (e.g. a recreation room or bathroom etc.);
  • make interior structural renovations; 
  • demolish or relocate a building or structure;
  • locate or relocate a manufactured or mobile home on a lot;
  • remodel or construct a deck;
  • construct a swimming pool;
  • install new fixtures or alter plumbing within a building or structure on a property;
  • connect to a municipal water supply &/or sanitary or storm sewer system;
  • install a new chimney or fireplace;
  • enclose a porch or a carport or change your garage to living space; or
  • change the use / occupancy of an existing building, (e.g. from office to retail, from residential to B&B, including any type of nightly rental operation).

You may not start any stage of a project, including demolition or excavation, until a building permit has been obtained.

What type of work would not require a permit?

A building permit is not required for:

  • installing cupboards
  • replacing existing bathroom, kitchen or laundry fixtures and fittings
  • replacing windows and doors in existing openings;
  • recovering existing floors
  • roofing repairs or replacements (providing that no structural changes are made);
  • exterior finish repair or replacement (e.g. siding, providing that no structural changes are made);
  • installing fences less than 1.2 metres in height at the front or 1.8 meters in height at the rear;
  • retaining structures less than 1.2 metres in height;
  • accessory buildings (e.g. storage shed) less than 10 square metres in size, not to be used for residential occupancy (note: even though a permit is not required, the structure must still comply with zoning regulations with respect to setbacks and height.

If you are unsure whether your project will require a permit, please contact us at 604-894-6135 ext. 249 or

Why do I need a permit?
The Provincial Government, through the Community Charter and BC Building Regulations, has granted municipalities the power to administer the construction of buildings and structures and the installation of plumbing, electrical and gas services. Municipalities issue Building Permits and conduct inspections as a means of monitoring construction to ensure compliance with the applicable municipal bylaws and Provincial regulations. 

Who is involved in the process?

The Chief Building Official undertakes the review of all Building Permit applications and conducts the inspections.

Depending upon the complexity of the application, there may be involvement with other officials including the Clerk, Planner, Operations Manager, and the Fire Chief. 

Building Permit applications may also require approval from the Ministry of Environment and the Vancouver Coast Health Unit.

What is the purpose of the process?

The primary purpose for the issuance of a Building Permit is to ensure that all buildings comply with safety, health, and zoning requirements of the Province and Municipality. Building codes have been established by the Province in order to uphold public safety standards, and until a proposed building design meets with requirements of the codes and applicable bylaws, a permit will not be issued.

How long is the process?

 A Building Permit application may take anywhere from one to three months to process. During the busy spring and summer months additional time may be needed. The time to process an application is largely dependent on the completeness and accuracy of the application. Please contact us to find out our current Building Permit review turnaround time.  

How much does a permit cost?

Permit prices are determined by the fee schedule T of the Fees and Charges bylaw. Please consult the bylaw for more information.

I am having technical issues with Cloudpermit, who can I contact?

For all technical related questions related directly to Cloudpermit please visit their support portal or use the chat box on your application page to speak directly with staff.

What if I want to submit a paper application?

Paper applications will still be accepted at the Village offices. Please see application types and forms above Please contact if you have any questions.

Department Contacts

Manager of Development Services
Scott McRae
604.894.6135 x 234
Email Scott

Building Official
Chris Derouin
604.894.6135 x 247
Email Chris

Building & Planning Clerk
Nikki Segovia
604.894.6135 x 249
Email Nikki