Process, Fees, and Timelines

Are you planning to develop a secondary suite in your home, build an addition to your office, or change the use of your property? Then you'll most likely need a development permit and a host of additional permits to ensure your project is safely completed!

Development permits are required for new projects, changes in the use of a property, or additions to existing structures. Why do you need them? These permits ensure compliance with community planning, bylaws, land use, and compatibility.

Process Fees Timelines

Process

Before you apply

Whether you are applying online or on paper, development permits require plans and documents to be submitted with the application form.

Before you start your application, use a checklist to confirm which documents are required.

Commonly required documents include:

Site plan showing the entire property and the proposed development.
- Learn how to draw a site plan.
- The municipality may have a site plan on file from previous developments – contact PULSE to inquire.
Building plan showing the size, height, construction materials, and location of the development.
Certificate of Title showing the registered owners of the property.
- Learn how to obtain land titles.
Letter of authorization is required if you are applying on behalf of the property owner. A written statement from the owner granting permission must be provided.

Apply

Submit applications online 24/7 through E-Permitting, or in person at 9909 Franklin Avenue during business hours (Monday to Friday, 8:30 a.m. to 4:30 p.m.).

After you apply

After a development permit has been approved, additional permits may also be required, such as:

Building permits – required for most major construction projects including new buildings, additions, renovations, repairs, relocations, demolitions, or changes of use.
Utility permits – required for electrical, plumbing, gas, sewage, and service connections. These may require certified trades workers to apply on behalf of the owner.
Occupancy permits – confirm that a building is safe for use. Most renovations and all new construction require an occupancy permit.
Other permits – may be required depending on the size and complexity of the project. Additional information will be provided once the full application is reviewed.

Process flowchart

Fees

The total cost of your project depends on the permits required.

Fees for Planning and Development Services

Permit Applications - Residential Development

Permit	Fee
Single detached dwelling	$200
Semi-detached and duplex dwellings (per unit)	$200
Triplex dwellings (per unit)	$200
Fourplex dwellings (per unit)	$200
Townhouses (per unit)	$200
Apartment buildings	$400 + $50/unit
Manufactured homes (per unit)	$200
Demolitions	$300
Home occupations	$100
Home businesses	$150
Basement suites	$175
Family care dwellings	$175
Accessory structure	$125
Additions to residential	$150

Permit Applications - Commercial, Industrial and Institutional Development

Permit Applications - Commercial, Industrial and Institutional Development	Fee
New commercial, industrial and institutional developments (maximum $10,000)
for first 500 m² of gross floor area	$300 + $3/m²
for area over 500 m² gross floor area	+ $1.50/m²
Additions to commercial, industrial and institutional developments - based on addition only (maximum $10,000)
for first 500 m² of gross floor area	$300 + $3/m²
for area over 500 m² gross floor area	+ $1.50/m²
Accessory structure	$200
Religious assembly, educational service facility, daycare centre (Maximum $10,000)
for first 500 m² of gross floor area	$300 + $3/m²
for area over 500 m² gross floor area	+ $1.50/m²
Oil sands mining, extraction and upgrading projects and oil sands pilot projects (based on $10/$100,000 of construction value)	Minimum $10,000
Additions and/or revisions to oil sands mining, extraction and upgrading projects and oil sands pilot projects (addition only; based on $10/$100,000 of construction value)	Minimum $1,000
Change of use or occupancy within existing commercial, industrial and institutional buildings	$300
First use within new commercial, industrial and institutional building (if not approved with the development permit)	$300
Shared occupancy with an existing business (if a discretionary use in the land use district)	$300
Demolitions	$300
Special events
private land	$275
municipal land	$150
municipal land (not for profit)	$25
Temporary uses or building (less than 180 days)	$350
Temporary uses or building (180 days or more; maximum $10,000)
for first 500 m² of gross floor area	$300 + $3/m²
for area over 500 m² gross floor area	$300 + $1.50/m²
Work camps	$3,000 + $2.25/bed
Outdoor storage or use (no buildings/structures)
lot area less than 0.4 ha	$500
lot area of 0.4 ha or greater	$600
RV parking permit	$50
Residential sales centre	$225
Golf course	$1,500
RV park	$350 + $10/stall
Request for landscaping inspection
first request	$0
second request	$100
third request	$250
every subsequent request	$500

Permits - General

Permit	Fee
Return of incomplete commercial, institutional or industrial development permit application	$375
Commencement of development prior to issuance of development permit	2 × regular fee
Notification fee for applications or decisions on applications requiring notification to adjacent property owners (in addition to other fees specified)	$100
Advertising fee for decisions on development matters	$50
Short form of development agreement required as a condition of development permit (required to be submitted with composite engineering drawings)	$750
Long form development agreement required as a condition of development permit (required to be submitted with composite engineering drawings)	$2,750
Developer-requested changes to the Municipality’s standard development agreement	Full legal costs
Developer-initiated change to a development application after submission (in addition to original application fee)	25% of original fee
Site development permit – including clearing and grading	$200

Subdivision Application

Plan of subdivision application fee including bare land condominium plans
residential (single detached, semi-detached, manufactured home)	$1,500 + $150/lot
multi-family (apartments, townhouses)	$1,000/lot
commercial and industrial	$1,000/lot
direct control	$1,000/lot
strata lot	$1,000/lot
municipal reserve, environmental reserve and public utility lots	$0
Endorsement fees	1 × application fee
Condominium application and endorsement fee	$150
Phased registration of an approved subdivision	$550/phase
Subdivision approval time extension
first request	$350
second request	$575
third request	$825
Subdivision application fee refunds
before review	85%
after review	25%
Modification of tentative plan of subdivision
before review	$275
after review	50% of original fee
Discharge of caveat	$150
Address change request	$150
Development agreements
short form development agreement required as a condition of subdivision approval	$750
long form development agreement required as a condition of subdivision approval	$2,750
developer-requested variation to development agreement standard template	All legal costs
Re-application for Subdivision within 6–12 months of a decision (including appeal decisions) for same site with similar or identical design	3 × original application fee
Utility line assignment	$125

Compliance Certificate Application Fees

Single detached, semi-detached, manufactured home	$100/dwelling unit
Apartment building	$175/principal building
Commercial, industrial, institutional buildings	$175/principal building
Townhouses – individual units	$100
Townhouse cluster – Six units or less	$175/occurrence
Townhouse cluster – more than six units	$40/dwelling unit
Compliance certificate requests on a rush basis (within 48 hours of request)	Double the regular fee

Application for Variance

Permit	Fee
Application for variance	$200

Letter of Zoning Confirmation

Permit	Fee
Letter of zoning confirmation	$100

File Search

Permit	Fee
File search	$0

Bylaws and Bylaw Amendments

Class	Zoning of Property
1	R1, R1E, R1M, R1S, R1P, RMH, RMH-1, RMH-2, R2, R2-1, CR, HR, SE, SH, ND, SCL1
2	LBL, LBL-R4, LBL-C, R3, R3-1, R3-2, R4, R5, R5-MU, MFD, SCL2, SR1
3	A, BOR-1, CD, C1, C2, C3, C3-A, C4, C4-A, C5, CBD1, FRA1, HC, HG, GD, MDD, MD, PRA1, PRA2, TCD, WD
4	Bl, BIU, SI
5	EP, PS, PS-CC, PR, PR-CC, R1VF, UE, RD
6	All DC Districts and City Center Zones DMRZ, NSZ, FRZ and RZ

Amendments	Fee
Land Use Bylaw
text amendment	$2,500
map district amendment from Class 1 to Class 1, 2, 4 or 5	$2,500
map district amendment from Class 1 to Class 3	$3,500
map district amendment from Class 1 to Class 6	$4,500
map district amendment from Class 2 to Class 1, 3 or 5	$2,500
map district amendment from Class 2 to Class 2 or 4	$3,500
map district amendment from Class 2 to Class 6	$4,500
map district amendment from Class 3 to Classes 1–5	$2,500
map district amendment from Class 3 to Class 6	$4,500
map district amendment from Class 4 to Class 1, 2 or 5	$3,500
map district amendment from Class 4 to Class 3 or 4	$3,500
map district amendment from Class 4 to Class 6	$4,500
map district amendment from Class 5 to Classes 1–5	$1,500
map district amendment from Class 5 to Class 6	$4,500
map district amendment from Class 6 to all classes	$4,500
Statutory Plans and Amendments
Municipal Development Plan amendment	$3,500
Area Structure Plan amendment	$3,500
Area Redevelopment Plan amendment	$3,500
application to adopt an area structure plan	$3,500
Multiple amendments (Land Use Bylaw + statutory plan, or two statutory plans for the same site)	Highest fee + 50% of additional fees
Outline plans	$3,500
Road closure (processing)	$2,250
Amendment fee refunds
prior to circulation of file	85% of fee
during or after circulation of file	25% of fee
Reserve designation removal (processing)	$2,250

Signs

Permit	Fee
Sign development permit	$150
Comprehensive sign development permit
five signs or fewer	$400
more than five signs	$600
Portable sign reservation application on municipal land (not for profit)	$1.43/day
Freestanding sign	$225
Sign impound fee	$500

Telecommunications Tower

Permits	Fees
Freestanding telecommunication tower - request for letter of concurrence	$3,000
Rooftop, structure mounted – request for letter of concurrence	$2,000
Co-location (when added to existing telecommunication structure)	$200

Other Leases and Agreements

Licence of occupation application	$200
Road use agreement (per road, per year)	$1,000
Encroachment application	$200
Undeveloped government road allowance crossings (per location)	$1,000
Facility crossing (per location)	$1,000
Lease application	$200
Lease application - not for profit	$25
Community backyard rink application – municipal land	$25

Fees for Safety Codes Permitting

Building Permits

Category	Description	Fee
Residential Contractor	Minimum building permit fee	minimum $165
	Residential new construction, additions and renovations (per sq. ft.)	$1.65
	Attached garage (per sq. ft.)	$0.70
	Modular home/mobile home/move-on relocation - on a crawlspace or foundation (developed floor area, per sq. ft.)	$0.50
	Mobile home on pilings or blocks	$250
	Demolition	$175
	Basement suite (developed area, per sq. ft.)	$0.75
	Basement development/renovations/accessory structures (developed area, per sq. ft.)	$0.60
	Minor residential construction (under 100 sq. ft. or up to $12,000 in construction value)	$165
	Solid fuel appliance	$165
Residential Homeowner	Minimum building permit fee	minimum $165
	Residential new construction, additions and renovations (per sq. ft.)	$1.80
	Attached garage (per sq. ft.)	$0.80
	Modular home/mobile home/move-on relocation on a crawlspace or foundation (developed floor area, per sq. ft.)	$0.60
	Mobile home on pilings or blocks	$276
	Basement suite (developed area, per sq. ft.)	$0.85
	Basement development / renovations / accessory structures (developed area, per sq. ft.)	$0.65
	Minor residential construction under 100 sq./ft or up to $12,000 in construction value	$165
	Solid fuel appliance	$175
Commercial, Industrial and Institutional	Commercial new construction, additions or camps (for each $1,000, or part there of, of the estimated cost of construction)	$9.53
	Renovation / addition (for each $1,000, or part there of, of the estimated cost of construction)
	Move-on/relocatable oil and gas industrial (for each $1,000, or part there of, of the estimated cost) of construction)
	Demolition	$200
	Fire alarm replacement/upgrade (minimum $200, or $0.5 per sq./ft of developed area)	$200
	Minimum Commercial Building Permit Fee	$250
	Solid fuel appliance	$250

Plumbing Permits

Category	Description	Fee
Contractor residential, commercial, industrial, institutional and oil and gas (if a modular unit is being installed, then a drop will be the same as a fixture)	1 to 7 fixtures	$165
	8 to 16 fixtures	$175
	17 to 25 fixtures	$205
	26 to 54 fixtures	$295
	55 to 100 fixtures	$460
	For every fixture over 100 fixtures	$1.25
	For each rainwater leader, roof drain	$6
	Minimum fee for any plumbing permit	$165
	Cross connection and backflow prevention to install a backflow device or a lawn sprinkler system	$30
Homeowner residential	1 to 7 fixtures	$165
	8 to 16 fixtures	$185
	17+ fixtures	$250
	Minimum fee for any plumbing permit	$165
	Cross connection and backflow prevention to install a backflow device or a lawn sprinkler system	$30
Water and Sewer Service Connection Permit	Service Connection Permit Fee – gravity sewer system, storm system or full pressure water system, or combination thereof	$165
Water and Sewer Service Connection Permit	Service Connection Permit Fee – low pressure sewer system or trickle fill water system, or combination thereof	$200

Private Sewage Disposal System Permits

Category	Description	Fee
Residential, Commercial, Industrial and Institutional installation	Holding tanks, septic tanks, inground treatment	$250
	Camps 51 to 110-person capacity	$400

Gas and Propane Permits

Category	Description	Fee
Contractor, residential gas installations	1 to 2 outlets	$165
	3 to 4 outlets	$175
	5 to 10 outlets	$200
	For every outlet over 10 outlets	$8
	Temporary heat	$165
Homeowner, residential gas installation	1 to 2 outlets	$175
	3 to 4 outlets	$190
	5 to 10 outlets	$225
	For every outlet over 10 outlets	$8
	Temporary heat	$165
Non-residential gas installation	10,000 to 200,000 BTU	$175
	200,001 to 500,000 BTU	$200
	500,001 to 750,000 BTU	$265
	750,001 to 1,000,000 BTU	$325
	For each 100,000 BTU (or portion of) over 1,000,000 BTU	$8
	Temporary heat, 0 to 500,000 BTU	$200
	Temporary heat, 500,001 to 1,000,000 BTU	$250
	For each 100,000 BTU (or portion of) over 1,000,000 BTU	$8
Non-residential propane installation	Propane tank set 81 to 1,000 gallons	$165
	Propane tank set over 1,000 gallons	$185
	For each additional tank set	$50
	Each vaporizer	$65
Commercial gas appliance replacement	0 to 500,000 BTU	$165
Commercial gas appliance replacement	500,001 to over 1,000,000 BTU and up	$200

Gas and Appliance Venting Permit

Category	Description	Fee
Contractor, residential, commercial, industrial and institutional installations	1 to 4 appliances	$165
	5 to 10 appliances	$185
	11 to 20 appliances	$225
	For each appliance over 20	$8
Homeowner residential	1 to 4 appliances	$165
	5 to 10 appliances	$200
	11 to 20 appliances	$275
	For each appliance over 20	$8

Electrical Permit

Category	Description	Fee
Contractor, residential	Up to 1,200 sq./ft	$165
	1,201 to 2,500 sq./ft	$215
	2,501 to 5,000 sq./ft	$275
	Over 5,000 sq./ft (per sq. ft over 5,000)	$275 + $0.10/ft²
	Minor installations: 1) Air conditioning unit 2) Hot tub 3) Service upgrades 4) RWSS 5) Manufactured home/modular home connection 6) Temp service up to 125 Amp	$165
Homeowner, residential	Up to 1,200 sq./ft	$185
	1,201 to 2,500 sq./ft	$265
	2,501 to 5,000 sq./ft	$295
	Over 5,000 sq./ft (per sq. ft over 5,000)	$295 + $0.10/ft²
	Minor installations: 1) Air conditioning unit 2) Hot tub 3) Alterations to or adding circuitry	$185
Commercial (including apartments), industrial and institutional (based on installations cost)	$0 - $5,000	$165
	$5,001 - $7,000	$200
	$7,0001 - $24,000	$250
	$24,001 – $33,000	$300
	$33,001 - $46,000	$400
	$46,001 - $100,000	$500
	$100,001 - $250,000	$1,300
	$250,001 - $500,000	$1,700
	$500,001 - $750,000	$2,100
	$750,001 - $1,000,000	$2,800
	1,000,001 and over (installation cost / $1000 x 3 temporary service)	$165
Annual electric (Note: kVA rating based on main transformer capacity)	Up to 100 kVA	$350
	101 to 1,000 kVA	$350.00 + $27.00/100 kVA for portion exceeding 100 kVA
	1,001 to 5,000 kVA	$593.00 + $22.00/100 kVA for portion exceeding 1,000 kVA
	5,001 to 10,000 kVA	$1,473.00 + $9.00/100 kVA for portion exceeding 5,000 kVA
	10,001 to 20,000 kVA	$1,540.00 + $4.00/100 kVA for portion exceeding 10,000 kVA
	Over 20,000 kVA	$2,823.00 + $1.50/100 kVA for portion exceeding 20,000 kVA

Occupancy Permit

Description	Fee
Residential, single dwelling	$165
Commercial, industrial and institutional	$200

Refunds

Building permits (25% of original fee paid will be withheld)	Minimum $100
Electrical permits (10% of original fee paid will be withheld)	Minimum $50
Gas and appliance venting or plumbing permit (10% of original fee paid will be withheld)	Minimum $50

Renewal Fees (maximum 1 year)

Category	Description	Fee
Building discipline	Fees will be assessed based on the percentage of work left to be complete, multiplied by project value at a rate of $9.25 per $1,000 of project value	Minimum $165
Electrical discipline	Residential projects with a construction value of $5,000 or less
	Residential projects with a construction value of $5,001 or more
	Commercial, industrial and institutional projects	Fees assessed based on installation costs multiplied by percentage of work left to complete using commercial installation costs
Plumbing discipline	Projects with 20 or less fixtures	$100
Plumbing discipline	Projects with 21 or more fixtures	$125
Gas discipline	Projects with 10 outlets or less	$100
Gas discipline	Projects with 11 outlets or more	$125
Gas appliance ventilation	10 appliances or less	$100
Gas appliance ventilation	11 outlets or more	$125

General

Category	Description	Fee
Re-inspection Fee	First occurrence	$175
No-entry Fee	First occurrence	$175
Additional Fees	Inspections outside of regular working hours (only when critical to public safety or occupancy of a structure)	$250
Additional Fees	Variances (alternative solutions)	$250

Fees are updated annually by Council. For more information, review the Fees, Rates and Charges 2025 Bylaw.

Timelines

Permit timelines vary based on factors such as project type, complexity, quality of application, and any required changes.

For some projects, development permit applications must be circulated to internal and external stakeholders before approval, which may extend timelines.

PULSE
Submit a request

Phone: 780-743-7000
Toll free: 1-800-973-9663