Recently, I worked with clients preparing to sell their home. They had completed several updates over the years — all well done and thoughtfully maintained. But as we prepared to list, one issue surfaced: the work had been done without permits.
When we received an offer, the buyers became hesitant once they learned no permits had been pulled. In today’s buyer’s market, where conditions already favour purchasers, that lack of documentation was enough to make them walk away. The sale fell apart.
It was a difficult lesson, and one worth sharing:
👉 If a permit is required, take the steps to get it. It’s worth it.
What Is Unpermitted Work?
Unpermitted work refers to renovations, additions, or alterations done without approval from your local building authority. Each municipality within the province — and even within the Fraser Valley region — has its own set of bylaws and building regulations. What requires a permit in White Rock may differ slightly from Surrey or Langley, but generally, permits are needed for projects involving:
Structural modifications
Plumbing or electrical systems
Additions or basement suites
Major kitchen or bathroom renovations
While it might be tempting to skip the process to save time or money, the long-term risks far outweigh the short-term benefits.
The Risks of Skipping Permits
Buyer hesitation and reduced sale value
Homes with unpermitted work can scare off buyers — or at minimum, drive down offers. Many buyers don’t want to assume the risk or future cost of legalizing work.Possible fines and forced corrections
Municipalities can require homeowners to bring the work up to code or even tear it out completely. That can mean hiring an architect, paying retroactive fees, and undergoing multiple inspections.Insurance and mortgage complications
If an incident occurs in an area that wasn’t legally permitted — like a basement suite or addition — your insurance claim could be denied, and mortgage lenders may have issues with financing.Disclosure obligations
When selling, homeowners are legally required to disclose any unpermitted work. Failing to do so could expose you to legal action down the road.
How to Get a Permit
The best place to start is your local municipality’s building or permit department. Visit your city or town’s website and search for terms like “building permits,” “renovations,” or “home improvements.”
For example, homeowners in White Rock, Surrey, and Langley can access online portals that outline which projects need approval, required documents, and estimated processing times.
If you’re unsure whether your project qualifies, reach out to the building department directly — they can review your plans and confirm what’s required before you begin.
You might be surprised at the range of projects that require approval. Beyond major renovations, many municipalities also require permits for projects homeowners often overlook, such as:
Building or enlarging a deck, patio or driveway
Adding a fence over a certain height
Installing an above-ground pool or hot tub
Constructing a laneway home, garage, or large shed
Adding a ramp or elevating device for accessibility
Building a workshop, treehouse, or other accessory structure over a certain size
Because requirements vary widely between municipalities — and sometimes even between neighbourhoods — it’s always best to check before you build. Confirming your permits upfront ensures your renovation goes smoothly and protects you from costly issues later on.
How to Fix It If You’ve Already Done the Work
If you’ve completed renovations without a permit, don’t panic — there are ways to make it right:
Contact your local building department to confirm what’s required for retroactive approval.
Hire a licensed contractor or engineer to inspect the work and ensure it meets current code.
Apply for an “as-built” or retrospective permit — this process legalizes past work once it passes inspection.
Keep records of all drawings, receipts, and correspondence to show future buyers that the issue has been resolved properly.
The process may take time and involve some cost, but it can protect your home’s value, your peace of mind, and your ability to sell without obstacles.
Final Thoughts
Permits can feel like a hassle, especially for smaller projects — but skipping them often leads to far bigger problems later. My clients learned this firsthand, and I’ve seen others go through the same thing.
So before starting that renovation, check with your local municipality about whether permits are required. Pulling the permit isn’t just about following the rules — it’s about protecting your investment.
If you’re considering selling your home and aren’t sure if past work was properly permitted, I’d be happy to help you review your options and connect you with the right resources to get things in order.
📄 Municipal Permit Resources
