Home projects have a way of looking simple at first. New cabinets. A better counter top. A deck that is a little larger than the old one. Then the permit question shows up, and that is where a lot of homeowners get stuck.
In Burnaby, the basic rule is fairly straightforward. Cosmetic work usually does not need a permit. Work that changes structure, floor area, the building footprint, or damaged building components often does. The problem is that real projects rarely stay neatly inside one category. A kitchen refresh can turn into plumbing changes. A bathroom redo can uncover framing issues. A detached garage can look like a small backyard project until the paperwork says otherwise.
If you are planning work on a house, suite, garage, deck, or another accessory structure in Burnaby, this guide will help you sort out what generally needs approval, how the City classifies different projects, and what changed in 2026.
A permit is not just a formality. It is the City’s way of checking whether work meets building rules, safety standards, and local bylaws. That matters for new construction, but it matters just as much for renovations.
The part many people miss is liability. Homeowners are responsible for unpermitted work on their property, even if someone else did the work years ago. That includes previous owners, contractors, or a well-meaning family member who “fixed it up” without filing anything.
That can create a few ugly problems:
Insurance coverage can be limited or denied if damage is tied to unpermitted work.
Selling the home can get messy if renovations do not match permit records.
The City can require permits after the fact, inspections, or corrective work.
None of that is fun. And yes, sometimes the work really did seem minor when it started.
Burnaby generally sorts residential building work into a few broad buckets:
Cosmetic work, which usually does not need a permit
Alterations, which do need a permit
Additions, which do need a permit and may also trigger Development Permit review
Restoration work after fire, flood, or another disaster, which often needs a permit and must be submitted in person
That classification is the starting point. If your project touches plumbing, electrical, or gas systems, there may also be trade permit requirements that sit beside the building permit process.
This is the category homeowners like best, because it covers the updates people make most often.
Typical cosmetic work includes:
Replacing fixtures
Replacing cabinets
Replacing flooring
Painting interior surfaces
Minor non-structural exterior repairs
So if you are hiring a cabinet maker for a kitchen facelift, updating cabinet design, swapping out a worn counter top, and painting walls, that usually falls into permit-free territory, as long as the work stays cosmetic.
That last part matters. Replacing cabinets is one thing. Moving a sink, relocating a gas range, opening a wall, or changing structure behind the cabinets is something else. The surface finish may look like a design project, but the work behind it can trigger approval.
This is where people get tripped up. A remodel gets described as “just new cabinets,” but once walls are opened, it becomes clear the plan includes moving wiring, relocating plumbing, or changing support framing. At that point, the project is no longer purely cosmetic.
In Burnaby, changes to an existing building that do not create extra floor area are generally treated as alterations. These projects require a permit.
That includes many common renovation jobs, such as interior and exterior modifications that leave the building footprint the same. A secondary suite added within an existing home is also usually treated as an alteration if it does not add floor area.
Here is the practical test. If you are changing the inside or outside of the building in a way that goes beyond cosmetic finishes, but you are not making the building bigger, you are probably in alteration territory.
Examples often include:
Reconfiguring interior walls
Creating or legalizing a secondary suite
Structural changes inside the home
Exterior changes that affect the building beyond simple repair
Major renovation work tied to code compliance
These permits can usually be applied for online through Burnaby’s My Permits portal.
For many homeowners, the distinction between cosmetic work and an alteration becomes clear when trades enter the picture. A fresh cabinet design by itself may be straightforward. But if the new layout means moving a stove, adding a sink to an island, or changing ventilation routes, the project may need approvals. The visual change is not the issue. The systems and structure behind it are.
If your project changes the building footprint or increases floor area, Burnaby treats it as an addition. That means a permit is required.
This category includes more than people expect. It is not just room additions or large home expansions. It can also cover work involving accessory structures and outdoor features, depending on the details.
Examples include:
Expanding a house
Enlarging an attached garage
Building or expanding awnings and patio covers
Certain fences or retaining walls
Deck construction
Hot tubs
Work that extends or changes an existing accessory structure
Burnaby also makes a distinction between attached and detached garages. An attached garage is typically treated as an addition. A detached garage or another new accessory building is generally treated as a new building.
That difference matters because the review path can change with it.
Another wrinkle is that some addition projects may need a Development Permit before a Building Permit can be submitted or issued. That is one of the bigger process changes people need to plan for in 2026. If your project affects footprint or floor area, checking with Development Planning early is smart. Waiting until drawings are finished can waste time and money.
Restoration projects deserve their own section because they often happen under stress. When a home is damaged, people want to start repairs right away. That instinct makes sense. The permit rules still apply.
In Burnaby, repairs to buildings damaged by fire, flood, or other disasters may require a Building Permit. Work involving roofs, foundations, and structural restoration is a common trigger.
A simple replacement in kind is one thing. Structural repair is another. If a flooded basement needs framing replaced, or a fire-damaged roof system needs more than surface patching, assume the City will need to review it.
There is also a process detail that matters. Residential restoration permit applications must be submitted in person at City Hall. They are not part of the normal online path.
That exception catches people by surprise because most other building permit applications are moving toward digital processing. Restoration is one of the cases where paper and in-person submission still applies.
Secondary suites are one of the most common residential projects in Burnaby. They are also a category where homeowners sometimes underestimate what approval is needed.
If the suite is being created within the existing building envelope, with no added floor area, it usually falls under alterations. That still means permits are required. The fact that the outside of the house may look unchanged does not remove the need for review.
Suites raise code and safety issues that go well beyond layout. Think fire separation, exits, ceiling heights, smoke alarms, ventilation, and service connections. In other words, this is not the kind of project to treat casually.
Burnaby directs applicants to review its secondary suite information and related program materials before applying. That is worth doing early, especially if the suite plan depends on a certain bedroom count, entrance layout, or mechanical setup.
Two process updates in 2026 matter for anyone planning work in Burnaby.
First, the City implemented digital-only building permit issuance for permits issued on or after March 31, 2026, and for permits submitted on or after January 1, 2026. Most standard applications now move through digital channels. For homeowners and contractors, that means online submission is the normal route, especially through the My Permits portal.
Second, development approval process updates took effect July 1, 2026. Some projects may now need a Development Permit before a Building Permit can be submitted or issued.
That second point is easy to miss and can affect schedules in a real way. If your work increases floor area, changes the footprint, or falls into a category with planning review, do not assume the building permit is the first step. It might not be.
There are still limited paper exceptions. Two clear ones are:
Commercial tenant improvement permits
Residential restoration permits
For most homeowners doing alterations or additions, expect a digital path unless the City tells you otherwise.
A lot of renovation confusion starts in kitchens and bathrooms because they often combine cosmetic and technical work.
Let’s say you want new cabinets, a new counter top, updated flooring, and a revised cabinet design that makes the room more functional. That can still be cosmetic if everything stays in place and the work does not affect structure or building systems.
Now change the plan a little:
The sink moves to a new wall
The stove gets relocated
A gas line needs to shift
New pot lights are added
A wall comes down to open the room
Venting changes for a hood fan
That is no longer a simple finish update. Even if the visible goal is better storage and a nicer kitchen, the actual scope may trigger building review and trade permits.
The same goes for bathrooms. New tile and a vanity swap can be straightforward. Moving a toilet, changing tub location, or repairing rotten subfloor and framing can turn the project into permit work fast.
This is why homeowners should be careful about relying on shorthand. “I’m just renovating the kitchen” does not tell the City enough. The permit answer depends on what is being changed behind the finishes.
Sometimes the permit question shows up after the work is done, or long after you bought the house.
Maybe a basement suite has no record. Maybe a past owner enclosed a patio. Maybe electrical or structural changes do not match what is visible. If you suspect something was done without approval, the best next step is to contact the Building Department and confirm the property’s permit history and requirements.
That can feel uncomfortable, but avoiding the issue rarely improves it. If unpermitted work is discovered during a sale, refinance, insurance claim, or later renovation, the timing will be worse.
The City can advise what kind of application is needed, whether inspections are possible after the fact, and what documents you may need to provide. In some cases, parts of the work may need to be exposed for review. That is inconvenient, but it is still better than guessing.
If you are unsure whether a project needs approval, ask yourself these questions:
Am I only replacing finishes, such as paint, flooring, cabinets, fixtures, or a counter top?
Am I moving or altering plumbing, electrical, or gas lines?
Am I removing or changing walls, framing, roof components, or foundations?
Am I adding floor area or changing the building footprint?
Am I building or enlarging a deck, garage, patio cover, fence, retaining wall, or hot tub area?
Am I creating a secondary suite?
Is this repair related to fire, flood, or another disaster?
If you answered yes to anything after the first question, you probably need to dig deeper before starting work.
Burnaby’s own guidance is direct. If you are not sure whether a project needs a permit, contact the Building Department and ask.
That might feel like a small hassle at the start, but it is a lot cheaper than tearing out finished work later. It also helps you catch related issues early, such as Development Permit requirements, submission format, fee schedules, supporting forms, or special bylaws that may apply. Swimming pools, for example, have enclosure requirements under Burnaby’s bylaw framework, and other accessory structures can have their own rules.
For homeowners, builders, and renovators, the smartest approach is simple: define the scope honestly before work begins. Not the hopeful version. The real version.
If the project is truly cosmetic, great. You can likely move ahead without a building permit. If the project touches structure, footprint, floor area, disaster restoration, or suite creation, expect approvals. And if your “simple” kitchen update involves moving services behind your new cabinet design, ask the question before the first tool comes out.
A permit is paperwork, yes. It is also risk management. In home renovation, that is rarely wasted effort.
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