White Rock building permits: 2026 fees, how to apply, hillside rules and inspections

By Mark Dupuis · Last reviewed: October 9, 2026

Fees from the 2026 Fees and Charges Bylaw, 2025, No. 2554, Schedule A (adopted December 1, 2025, in effect January 1, 2026; consolidated May 12, 2026) · Rules from Building Bylaw, 2012, No. 1928 (consolidated March 2022), Zoning Bylaw, 2024, No. 2506 (consolidated June 2026), Fire Sprinkler System Bylaw No. 1683 and the Official Community Plan Bylaw No. 2220 (consolidated October 21, 2024) · Process and inspections from whiterockcity.ca, checked October 9, 2026 · Independent site, not the City

Who this is for. Homeowners and small builders working inside the City of White Rock, from the waterfront along Marine Drive up the hillside to North Bluff Road. White Rock is surrounded by the City of Surrey, and many South Surrey addresses look similar: if the job is in Surrey, use our Surrey guide, and if the address is near the boundary, confirm it with the Permit Finder. Not sure the job needs a permit? Start with the permit quiz.

White Rock at a glance

When you need a permit in White Rock

Building Bylaw No. 1928 says no one may start or continue construction, alteration, demolition, relocation or a change of occupancy without a valid permit from a Building Official (s.6.2). Section 8.1 lists the permits: a building permit before constructing, repairing, altering or changing the use of a building or structure, plus moving, demolition, oil tank removal, fireplace and chimney, plumbing (including sprinkler systems) and pool permits. Each building or structure on a site needs its own permit and fee (s.8.4).

The City’s Guide for Building Permit Applications (February 2025) lists work that needs a permit, including a new home, a new accessory building or accessory structure, repairs, renovations and additions, removing or building interior walls, finishing an unfinished area, constructing, covering or enclosing a porch or sundeck, a swimming pool, hot tub or spa pool, chimneys and wood stoves, and new plumbing fixtures. The building permits page says a permit is not needed for:

• Landscaping.
• A single retaining wall less than 1.2 m high. Building Bylaw s.5.3 likewise exempts retaining structures of 1.2 m or less, and s.20 requires a registered professional to design and field-review anything taller. The February 2025 guide says “over 1m”, so ask the City if your wall is between 1 m and 1.2 m.
• General maintenance such as painting, replacing flooring or replacing roofing.

Other common questions, from the City’s bylaws:

• Fences: the Building Bylaw’s definition of a structure excludes fences. Zoning Bylaw s.4.12 caps a fence at 2.0 m (6.56 ft) and allows nothing over 1.0 m (3.28 ft) within 4.5 m (14.76 ft) of an exterior lot corner.
• Pools and hot tubs: a pool permit is needed (s.8.1(g) and s.23), and the pool must be fully enclosed by a fence or structure at least 1.0668 m (3.5 ft) high, with gates that return to a latched or locked position (s.23.3).
• Solar panels: the City’s solar panel bulletin says every solar installation needs a building permit, with structural drawings sealed by a registered professional. The electrical connection is permitted by Technical Safety BC.
• Trees: a Tree Management Permit is needed to cut or remove a protected tree (trunk 20 cm or more in diameter at 1.4 m, a replacement tree, an Arbutus, Garry Oak or Pacific Dogwood, or one with protected nests) and whenever you apply for a building or demolition permit (tree management permits).
• Big renovations: when the value of alterations, repairs or an addition exceeds 50% of the building’s current assessed value, the whole building must be brought into substantial compliance with the Building Code and City bylaws (s.5.2).

Checked October 9, 2026: City of White Rock building permits · Building Bylaw No. 1928 (PDF) · Guide for Building Permit Applications (PDF) · Zoning Bylaw No. 2506 (PDF)

If you are not sure, call the Building Division at 604-541-2149 or email building@whiterockcity.ca.

Fees: Bylaw 2554, Schedule A

White Rock sets building fees in Schedule A of its yearly Fees and Charges Bylaw. The current one is the 2026 Fees and Charges Bylaw, 2025, No. 2554, adopted December 1, 2025 and in effect January 1, 2026 (consolidated May 12, 2026). The permit fee is based on construction value, which the Building Official may set using the Marshall Valuation Service or the Marshall & Swift Residential Cost Handbook:

On top of the permit fee, a non-refundable permit application fee is paid when the application is accepted:

Schedule A lists the application fee separately and does not say it is credited against the permit fee. The City’s 2026 monthly permit statistics back that up: by our check, 10 of the 17 house alteration and accessory building permits listed with a value and fee through mid-September show a fee equal to the ladder fee plus the $227 application fee exactly.

Other 2026 lines from Schedule A:

Schedule A reduces the permit fee by 2.5% (up to $500) where any part of the work is under the review and letters of assurance of a Coordinating Registered Professional. Under Building Bylaw s.28.7, anyone who starts work before getting a required permit pays an extra charge equal to double the permit fee, which the City may waive for a first-time offender.

The City does not publish an online fee calculator. For a planning figure, our BC permit fee estimator applies the same Schedule A ladder and application fees.

Checked October 9, 2026: 2026 Fees and Charges Bylaw No. 2554, Schedule A (PDF, consolidated May 12, 2026) · Building Bylaw No. 1928 s.12 and s.28.7 · monthly permit statistics

Processing times

Not published. None of White Rock’s building permit pages gives a processing time or target. The City posts monthly statistics of permits issued, but they list issue dates, values and fees, not how long review took. Building Bylaw s.8.5 says an application expires if you do not respond to information requests or plan review comments within 6 months of being notified, so answer promptly. Compare cities that do publish times on our BC building permit wait times page.

How to apply

1. Check zoning and site constraints. Look the lot up in WROMS, the White Rock Online Mapping System, and use the SSMUH Zoning Tool to find its zone under Zoning Bylaw No. 2506. Check whether it is in a Geotechnical Assessment Area or a Floodplain, Watercourse or Ravine Lands and Significant Trees development permit area (see hillside rules).
2. Line up the permits that come first. A Tree Management Permit is applied for with any building or demolition permit, and a demolition permit is not issued before it is approved. Engineering may need a lot servicing application.
3. Prepare the package from the checklist. Use the checklist for a new house, houseplex or addition or the checklist for interior renovations. Typical items: the Building Permit Application Form, Schedule 1 (owner’s acknowledgment), an agent authorization form, a land title search dated within 30 days, two sets of drawings, sealed structural and sprinkler drawings where they apply, and for new houses and additions original sealed topographic surveys by a BC Land Surveyor and a 3-page BC Energy Step Code compliance report.
4. Book an intake appointment. Call 604-541-2149. A Building Official checks that the package is complete and meets basic zoning. If anything is missing, the application is not accepted and you book again.
5. Pay the application fee when the application is accepted. Plans are reviewed for the Zoning Bylaw, the BC Building Code and other City bylaws, and Engineering may review servicing.
6. Pay the permit fee and pick up the permit. The permit fee is paid in full before issuance (s.12.1), along with any bonds. A permit expires if work does not start within 6 months of issuance, if work stops for more than 12 months, or if the exterior finish of a Part 9 house is not complete within 18 months; after two years of inactivity it is automatically expired (s.13.3). Post the permit on site with the approved plans and the civic address (s.17.2).
7. Get your trade permits. Plumbing, fire sprinkler, radiant heating and lawn irrigation permits are applied for online through the City of White Rock Application Portal; electrical and gas permits come from Technical Safety BC.

Checked October 9, 2026: new house and houseplex permits · renovation permits · application guide · Building Bylaw s.12 and s.13

More on packaging files: how to submit building permit drawings in BC.

Decks, sheds, garages, suites and houseplexes

The siting numbers below are from the RS-1 SSMUH Residential Zone (Zoning Bylaw 2506, section 6.1). RS-2, RS-3 (Small Lot, Hillside), RI-1, RI-2, RE-1 and RE-2 have their own numbers, so check your lot’s zone first.

Decks

The City’s application guide lists constructing, covering or enclosing a porch or sundeck as work that needs a building permit, and the City publishes no size or height below which a deck is exempt. Permit drawings show deck details, guards and stairs. In SSMUH zones, covered patios and decks up to 37 m² are left out of the floor area calculation (s.4.10.2). Deck membranes must be installed before the exterior framing and sheathing inspection.

Sheds and accessory buildings

A new accessory building or accessory structure needs a building permit under the City’s guide, whatever its size. In RS-1, only one ancillary building is allowed per lot. It may be no taller than 5.0 m, cannot sit in the required front or exterior side yard, must be at least 3.0 m from the house, and needs 1.5 m from the rear and interior side lot lines (2.4 m from an interior side line on a lane) (s.6.1.8 to s.6.1.10). Accessory buildings in RS zones do not need sprinklers unless they contain a dwelling unit.

Garages

A detached garage is an ancillary building, so the RS-1 limits above apply. In SSMUH zones, garages and carports up to 46.5 m² are left out of the floor area calculation (s.4.10.2). An accessory dwelling unit may be built over a garage in an ancillary building, but not on the same storey, apart from an entrance vestibule (s.5.6.1(c)).

Secondary suites

A suite needs a building permit (applied for as an interior renovation) and must be registered with the City (secondary suites page). Under Zoning Bylaw s.5.5, an accessory registered secondary suite is allowed in all SSMUH zones and must be accessory to a one-unit, semi-detached or rowhouse building; one per lot; no more than 90 m² of residential floor area and two bedrooms; one extra on-site parking space; inspected and registered; and rented only for 90 days or longer. The City’s suite bulletin (BUILDING-12) adds that the suite must be inside the house (not in a detached building), cannot be stratified, and the owner must live in the main home. It also covers egress windows, separate heating controls, fire separations and STC 43 / ASTC 40 sound separation. Registration costs $280 with a new house or $370 otherwise, and an annual sanitary sewer levy applies. Existing unpermitted suites need building, plumbing and sprinkler permits to be legalized, or must be decommissioned (604-541-2146).

Houseplexes and small-scale multi-unit housing

Zoning Bylaw No. 2506, adopted June 27, 2024, replaced White Rock’s single family and duplex zones with SSMUH zones (SSMUH page). In the RS-1 SSMUH zone, lots over 280 m² allow up to four units, or up to six on lots of at least 281 m² within 400 m of a prescribed bus stop; smaller lots allow up to three. RS-1 limits floor area to 0.75 times the lot area, lot coverage to 40% and height to 7.7 m for the main building; a detached accessory dwelling unit can be 7.0 m tall with a roof slope of at least 6:12, or 6.0 m otherwise. A houseplex is one building with two or more units, each with its own exterior entrance and at least 96 m² of floor area. The City’s SSMUH FAQ says White Rock has no Transit-Oriented Areas, that covenants on title still apply, and that the new zoning does not legalize suites built without a permit.

On development permits, the Official Community Plan (consolidated October 21, 2024) exempts single family houses and houseplexes of up to four units from form and character development permits (s.22.2). Lots in the Floodplain, Watercourse or Ravine Lands and Significant Trees areas still need an environmental development permit, and the City says it is reviewing its infill guidelines. Every new building also needs sprinklers, and a new house or houseplex pays the $840 application fee.

Checked October 9, 2026: Zoning Bylaw No. 2506 (consolidated June 2026) · application guide · suites · suite bulletin · SSMUH · OCP Bylaw 2220 (PDF)

Hillside, floodplain and view rules

Much of White Rock sits on a steep south-facing slope above Semiahmoo Bay, and several official rules follow from that:

• Geotechnical Assessment Areas. Building Bylaw s.11.3 requires a geotechnical assessment, following the current Guidelines for Legislated Landslide Assessments for Proposed Residential Development in BC, before a building permit is issued for properties shown as Geotechnical Assessment Required on Schedule 3. The Schedule 3 maps (dated July 2010) cover much of the slope above the waterfront. On those sites the new house checklist asks for a geotechnical report with a Landslide Assessment Assurance Statement and sealed shoring and excavation plans, and the footing inspection needs a geotechnical field review report.
• Floodplain. The OCP’s Environmental (Floodplain) development permit area aims to keep the underside of habitable floors above the identified flood levels. A development permit is not needed if you build that way; if not, you need sealed foundation drawings, an engineer’s report and a Section 219 covenant saving the City harmless (OCP s.23.3). Zoning Bylaw s.4.4 names the Campbell River Floodplain and Ocean Floodplain areas, and lets the height limit rise by the depth of fill needed to lift a floor above the flood level.
• Ravines, trees and watercourses. The Ravine Lands and Significant Trees area calls for an arborist report, an erosion and sediment control plan and possibly a geotechnical assessment, and the Watercourse area calls for a Riparian Areas Regulation assessment (OCP s.23.4 and s.23.5; mapped on OCP Schedule C).
• Height and views. Building height is measured from average natural grade, set by a BC Land Surveyor from grades before any construction (Zoning s.4.8). In the RS-3 (Small Lot, Hillside) zone, the south face must also stay within a 45-degree angle of containment that starts 6.0 m above natural grade at the base of the south wall (s.4.9 and s.6.3.8). The City checks this at a Building Height Check / Angle of Containment inspection, which needs a BCLS survey. The OCP’s view policies (Objective 6.2) aim to protect views to the water from upland areas, mainly by limiting building heights.
• Drainage. Roof and hard-surface stormwater must go to the City’s storm system, or an engineered system, by gravity wherever practicable (Building Bylaw s.25).

Checked October 9, 2026: Building Bylaw No. 1928 s.11.3, s.25 and Schedule 3 · OCP Bylaw 2220, s.23 (PDF) · Zoning Bylaw No. 2506, s.4.4, 4.8, 4.9 and 6.3 · inspection bulletin

Inspections and trade permits

Call the 24-hour Inspection Line at 604-541-2135 with the site address, permit number, a site contact and the type of inspection (inspections page). Requests before 3:30 pm are booked for the next business day; the City’s on-site inspection bulletin (BUILDING-15) says later requests go to the second business day. Specific times are not available, but you can ask for a morning or afternoon window. The inspections page says inspections run between 9:30 am and 3:30 pm each business day; the bulletin says inspectors are on site from 9:00 am to 4:00 pm.

• Mandatory inspections for a typical house: footing and foundation forms, drainage before backfill, under-slab poly, building height check / angle of containment, exterior framing and sheathing, framing, insulation and vapour barrier, and the building / occupancy final.
• Only the owner or an authorized agent may book. Post the street address and permit card, keep the approved drawings on site, and provide temporary stairs with guards to every storey.
• Results are emailed to the permit holder before the end of the business day. Cancel by 9:30 am, or the inspection is marked failed and a re-inspection fee may apply.
• Building Bylaw s.18.4 asks for at least 24 hours’ notice, and nothing may be covered before it is accepted in writing. No one may occupy a building before an occupancy permit (s.19).

Trade permits. The City issues plumbing, fire sprinkler, radiant (hydronic) heating and lawn irrigation permits, applied for online through the City of White Rock Application Portal (plumbing and sprinkler permits). The work must be done by a licensed, qualified BC tradesperson with a City of White Rock business licence; intermunicipal business licences are not accepted. Electrical and gas permits come from Technical Safety BC: White Rock is not on Technical Safety BC’s list of 10 local governments that issue their own electrical or gas permits, and the City’s inspections page (which uses TSBC’s former name, the BC Safety Authority) and permit guide send electrical and gas permits and inspections there. The framing inspection needs an electrical and gas rough-in declaration.

Common mistakes

• Arriving at the intake appointment with an incomplete package; it is not accepted and you must book again.
• Thinking the $227 or $840 application fee is the permit fee; the construction-value fee is on top.
• Pricing a new house, or an addition over 25% of the floor area, without sprinklers.
• Skipping the geotechnical report on a lot in a Geotechnical Assessment Area.
• Forgetting the Tree Management Permit, which goes in with every building and demolition permit.
• Hiring trades without a City of White Rock business licence for plumbing or sprinkler work.
• Starting work first: the bylaw adds a charge equal to double the permit fee, and a conviction can bring a fine of up to $10,000 (Building Bylaw s.28.2 and s.28.7).

Who to contact

Checked October 9, 2026: building · inspections · tree permits · SSMUH · application guide · secondary suites

Construction hours under the Noise Control Bylaw are 7:30 am to 7 pm on weekdays and 9 am to 7 pm on Saturdays. On Sundays and statutory holidays only owners or occupants working on their own home may build, 9 am to 6 pm, and hired trades may not work at all (building page).

Planning a deck, shed or fence as well? The deck, shed and fence checklists and the deck, shed and fence materials calculator help you price and prepare the job. Use the Permit Finder to confirm the right office for an address. Comparing nearby cities? See Surrey, Richmond, Burnaby, Abbotsford and Vancouver.

Frequently asked questions

How much is a building permit in White Rock in 2026?

Schedule A of the 2026 Fees and Charges Bylaw, 2025, No. 2554 (in effect January 1, 2026) charges $234 for construction value up to $1,000, plus $20 for each additional $1,000 or part up to $100,000, $16 per $1,000 from $100,000 to $250,000 and $13 per $1,000 above $250,000. A non-refundable permit application fee is extra: $227 for an addition or alteration to an existing home and $840 for a new house or houseplex. By our arithmetic a $15,000 deck is $514 plus $227, and a $900,000 new house is $13,064 plus $840. Confirm with the City.

How long does a White Rock building permit take?

Not published. The City's building permit pages give no processing times or targets. It publishes monthly statistics of permits issued, but they show issue dates and fees, not how long review took. Ask the Building Division (604-541-2149) for a current estimate.

How do I apply for a building permit in White Rock?

Prepare the complete package from the City's checklist for your project, then call 604-541-2149 to book an intake appointment with a Building Official. Staff check the package at the appointment; an incomplete application is not accepted and you must book again. The application fee is paid when the application is accepted. Plumbing, fire sprinkler, radiant heating and lawn irrigation permits are applied for online through the City of White Rock Application Portal.

Do I need a permit for a deck or shed in White Rock?

Yes, in most cases. The City's Guide for Building Permit Applications lists constructing a new accessory building or accessory structure and constructing, covering or enclosing a porch or sundeck as work that needs a building permit, and it publishes no size or height below which a deck or shed is exempt. Ask the Building Division before you build.

Who issues electrical and gas permits in White Rock?

Technical Safety BC. White Rock is not one of the 10 local governments that issue their own electrical or gas permits, and the City's inspections page and permit guides send electrical and gas permits and inspections to Technical Safety BC (1-866-566-7233). The City issues plumbing, fire sprinkler, radiant heating and lawn irrigation permits.

Does a new house in White Rock need fire sprinklers?

Yes. Fire Sprinkler System Bylaw No. 1683 makes the whole city a fire limit area and requires an approved sprinkler system in all new buildings, and in the whole building when an addition or renovation increases the gross floor area by more than 25%. Accessory buildings in single family (RS) zones, and accessory buildings under 10 m² in any zone, are exempt unless they contain a dwelling unit.

Can I build a houseplex or multiplex in White Rock?

On most residential lots, yes. Zoning Bylaw No. 2506, adopted June 27, 2024, put former single family and duplex lots into SSMUH zones. In the RS-1 SSMUH zone, lots over 280 m² allow up to four units, or up to six within 400 m of a prescribed bus stop. You still need a building permit, and a development permit if the lot is in a floodplain, watercourse or ravine development permit area.