First: is the CVRD actually your permit office?
This is the question that wastes the most time in the Cowichan Valley, because the regional district and the municipalities inside it are different authorities. The CVRD issues building permits only for the nine electoral areas. If you are inside one of the four member municipalities, you apply to them, not to the CVRD.
| Your area | Who issues your building permit |
|---|---|
| Area A – Mill Bay/Malahat | Cowichan Valley Regional District 175 Ingram Street, Duncan |
| Area B – Shawnigan Lake | |
| Area C – Cobble Hill | |
| Area D – Cowichan Bay | |
| Area E – Cowichan Station/Sahtlam/Glenora | |
| Area F – Cowichan Lake South/Skutz Falls | |
| Area G – Saltair/Gulf Islands | |
| Area H – North Oyster/Diamond | |
| Area I – Youbou/Meade Creek | |
| City of Duncan | City of Duncan — see our Duncan permit guide |
| District of North Cowichan | District of North Cowichan |
| Town of Ladysmith | Town of Ladysmith |
| Town of Lake Cowichan | Town of Lake Cowichan |
Not sure which side of a boundary you are on? Put the address into our Permit Finder — boundaries in this valley are not intuitive, and a Duncan mailing address does not mean you are in the City of Duncan.
When you need a permit
The CVRD requires a building permit before you do any of the following:
- Constructing, reconstructing, repairing or altering a building or structure
- Removing or relocating a building or structure
- Changing the occupancy or use of a building
- A tenant improvement in an existing commercial or industrial suite
- Removing, altering or adding a plumbing distribution system, or drain, waste and venting system
- Demolishing a building
- Constructing or adding a fireplace, wood stove or chimney
- Constructing or altering a farm building
- Constructing or altering a retaining structure
Gas and electrical permits are handled provincially through Technical Safety BC, not by the CVRD. If you want a plain job-by-job answer first, start with do I need a building permit for this?
What it costs
The CVRD does not use a single flat fee. For renovations, alterations and Part 3 complex projects, the fee is 1% of the estimated value of construction. Estimated value of construction is a required field on the application form, so have a real number ready. New residential construction is charged from the Building Permit Fee Schedule in the CVRD Building Bylaw rather than the 1% rule.
Worked example. A $45,000 renovation in Shawnigan Lake: 1% of $45,000 = $450 in building permit fees, payable at the time you apply.
Payment catches people out. Fees are due at time of application, and the CVRD does not accept credit cards. Debit, cash or cheque only, with cheques payable to the Cowichan Valley Regional District and marked with the building permit number and address. The permit package itself must be picked up in person at the Duncan office once it is ready.
The setbacks that kill site plans
Rear setback in residential zones: 7.5 metres (about 25 feet). Riparian setback: 30 metres from any stream, lake, or wetland — and on Cowichan Valley acreage, there's water almost everywhere. Development Variance Permits exist, but they're discretionary and can simply be denied. Walk your property line against a site survey before you fall in love with a building location.
The four application steps
- Review the property with CVRD Development Services. They check it against development permit areas and zoning bylaw requirements. Use the CVRD WebMap to see zoning, development permit areas and watercourses on your parcel before you go any further.
- Prepare the application. Page 2 of the Building Permit Application Form is a checklist of required documentation for your permit type; pages 3 and 4 must be submitted with the package. The form must be signed by every owner listed on Title. For Part 3 complex buildings, phone Building Inspection first to confirm what your project needs. Email the completed package to the Administrative Assistant, and pay the fees at time of application.
- Review by the Building Inspector. Internal referrals are done, and the Building Official for your area reviews the application and drawings against the 2024 BC Building Code. They may visit the site or come back with questions.
- Permit issued. You are notified by email when it is ready, and you collect it in person.
How long it takes
The CVRD does not publish a fixed processing time. For residential work it depends on the season and the volume of applications in the queue, and the office asks you to phone 250.746.2610 for an estimate on your specific project. What they do say plainly is that incomplete applications are the main cause of delay — and that you generally cannot start work early while you wait, though that is at the Building Official’s discretion.
How long the permit lasts
Two years — but with two ways to lose it early. If you do not call for the first inspection within six months, or work stops for twelve months, the permit can expire. Keep talking to your Building Official if your project is going to be slow.
Decks and sheds — the two everyone asks about
Sheds: a shed of 10 sq m (107 sq ft) or less typically does not need a building permit, provided it does not create a hazard, and your Building Inspector makes that call. Minimum setbacks to property lines still apply and depend on your zone. Anything larger needs a permit — and any shed containing plumbing fixtures needs a permit regardless of size.
Decks: if the deck is 24 inches or less in height around its whole perimeter, without manipulating grade, and is not structurally dependent on the building, a permit is typically not required. Height is measured from existing grade to the top of the walking surface. All elevated decks require a permit.
Inspections
Book through the Building Inspection Administrative Assistant on 250.746.2610 or inspections@cvrd.bc.ca. Inspections happen in a window between 8:30am and 4:30pm, Monday to Friday, on your requested day — so do not promise a trade a precise hour.
For a new building, the typical inspection sequence is: excavation; footings; perimeter drains, foundation dampproofing and rain water leaders; water, storm and sewer connections; under-slab plumbing; under-slab poly, insulation and radon piping; exterior sheathing; rough-in plumbing; framing and braced wall panels; insulation; rainscreen and building envelope; and final or occupancy.
Who to contact
| For | Contact |
|---|---|
| Building inspection and permits | 250.746.2610 · inspections@cvrd.bc.ca |
| CVRD main line | 250.746.2500 · 1.800.665.3955 |
| Office | 175 Ingram Street, Duncan BC V9L 1N8 · Mon–Fri 8:30am–4:30pm |
| Official CVRD application page | cvrd.ca — applying for a building permit |
Common questions
How much does a CVRD building permit cost?
For renovations, alterations and Part 3 complex projects the CVRD charges 1% of the estimated value of construction — so a $45,000 renovation costs about $450 in permit fees. New residential construction is charged from the Building Permit Fee Schedule in the CVRD Building Bylaw instead. Estimated value of construction is a required field on the application form, and fees are payable at the time you apply.
Where do I get the CVRD building permit application form?
The Building Permit Application Form is on the CVRD website under Applying for a Building Permit. Page 2 is a checklist of the documents required for your permit type, and pages 3 and 4 must be submitted with your package. Every owner listed on Title has to sign it. Completed applications are emailed to the Building Inspection Administrative Assistant.
Does the CVRD issue building permits for Duncan?
No. The CVRD issues permits only for its nine electoral areas — Mill Bay/Malahat, Shawnigan Lake, Cobble Hill, Cowichan Bay, Cowichan Station/Sahtlam/Glenora, Cowichan Lake South/Skutz Falls, Saltair/Gulf Islands, North Oyster/Diamond, and Youbou/Meade Creek. The City of Duncan, District of North Cowichan, Town of Ladysmith and Town of Lake Cowichan each run their own building departments. A Duncan mailing address does not mean you are in the City of Duncan.
How long does a CVRD building permit take?
The CVRD does not publish a fixed processing time — it depends on the season and how many applications are in the queue. Phone the Building Inspections Administrative Assistant at 250.746.2610 for an estimate on your project. Incomplete applications are the main cause of delay.
How long is a CVRD building permit valid?
Two years. But it can expire early if you do not call for the first inspection within six months, or if work stops for twelve months.
Do I need a permit for a shed in the CVRD?
A shed of 10 square metres (107 square feet) or less typically does not need a building permit, provided it does not create a hazard — your Building Inspector assesses that. Setbacks to property lines still apply. Larger sheds need a permit, and any shed containing plumbing fixtures needs one regardless of size.
Do I need a permit for a deck in the CVRD?
If the deck is 24 inches or less in height around its entire perimeter, measured from existing grade to the top of the walking surface, without manipulating grade, and is not structurally dependent on the building, a permit is typically not required. All elevated decks require a permit.
Can I pay for a CVRD building permit by credit card?
No. The CVRD does not currently accept credit cards for building permit fees. Payment is by debit, cash or cheque, with cheques payable to the Cowichan Valley Regional District and marked with the building permit number and address. Permit packages are picked up in person at 175 Ingram Street in Duncan.
Before you apply. Incomplete applications are the CVRD’s own stated cause of delay. Our free download The 10 Most Expensive Permit Mistakes in BC covers the ones that cost the most on Vancouver Island.