Do I Need an Electrical Permit? Vancouver vs Surrey vs Burnaby (Homeowner Guide)

akaielectricltd
Dec 13, 2025
4 min read

This 2025-2026 guide explains when homeowners need an electrical permit, who issues permits in Vancouver, Surrey, and Burnaby, and how homeowner permits differ from contractor permits. It includes links to the official permitting pages and a simple step-by-step so you can plan work, book inspections, and stay compliant.

Lets dive in so you can learn about everything permits.

Quick answer:

Vancouver, Surrey, and Burnaby each issue their own electrical permits. Outside those jurisdictions, Technical Safety BC issues permits for most electrical work.
Most fixed wiring work needs a permit. This includes adding or relocating receptacles, new lighting circuits, EV charger circuits, hot tubs, air-conditioners or heat pumps, panel changes, and service upgrades.
Cosmetic tasks usually do not need a permit. Typical examples are changing bulbs or faceplates. Always check your city’s list before you start.
Homeowner permits are limited. Municipalities often restrict homeowner permits to owner-occupied single-family dwellings and may prohibit them entirely for multi-unit buildings and common areas. Technical Safety BC offers homeowner permits for principal residences with scope limits.
Inspections are mandatory. You will need to request an inspection at key milestones such as rough-in and final, then keep your approval records for insurance and resale.

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At-a-glance: who issues permits and what homeowners can do

Jurisdiction	Who issues electrical permits	Homeowner permits	Where to apply	Notes
Vancouver	City of Vancouver	Typically limited, most work requires a licensed electrical contractor, multi-unit and common areas require a contractor	City of Vancouver online or in person	Separate municipal inspection team and local bylaw requirements
Surrey	City of Surrey	Allowed for owner-occupied single-family homes within defined scope, condos and common areas require a contractor	City of Surrey Online Services	E-plan process, inspections booked after permit issuance
Burnaby	City of Burnaby	Allowed for owner-occupied single-family homes within defined scope, multi-unit buildings require a contractor	City of Burnaby Permits Portal	City inspectors verify rough-in and final before energization
Most other BC municipalities	Technical Safety BC	Homeowner permits available for principal residences with limits	TSBC online portal	TSBC provides permits and inspections where municipalities do not

Who qualifies in 2025-2026

Property owners planning electrical work at their principal residence may qualify for a homeowner permit if their jurisdiction allows it and if the scope fits the rules.
Licensed electrical contractors can pull permits for any permitted scope in all jurisdictions.
Strata and condo residents usually cannot pull homeowner permits for common property or shared systems. These projects must be permitted and completed by a licensed contractor.

Dates, deadlines, and coordination tips

Apply before work starts. Unpermitted work can trigger re-inspection, removal of finishes, and delays in insurance or home sales.
Line up inspections early. Rough-in inspections occur before insulation or drywall. Final inspections occur before occupancy or energization.
Keep your paperwork. Maintain permit numbers, inspection reports, and photos with your home records.

Stacking and special cases

EV chargers and heat pumps often require new circuits and sometimes load management or panel upgrades. Plan permits alongside any rebate application to avoid rework.
Secondary suites and multi-unit buildings have added rules for smoke alarms, AFCI and GFCI protection, and metering. Confirm these during permit intake.
Heritage homes and older wiring systems can require extra inspections or remediation steps that affect timelines.

How to proceed in 3 steps

For homeowners

Confirm who issues permits for your address. Check your city first. If your city does not issue electrical permits, use Technical Safety BC.
Decide whether you qualify for a homeowner permit or need a licensed contractor. Review scope limits and insurance implications.
Apply for the permit, complete work to Code, and book inspections at rough-in and final.

For strata councils and property managers

Require a licensed electrical contractor for any common-property work.
Verify that permits and inspections are in place before energization.
Keep a simple SOP that covers permit numbers, panel schedules, and inspection records.

Frequently asked questions

Do I need a permit to replace a light fixture

A permit is usually required when you alter fixed wiring or install new wiring. Some cities allow minor like-for-like replacements without a permit, others do not. Check your city’s rules.

Can I add a new outlet without a permit

Adding or relocating receptacles typically requires a permit and inspection since it changes fixed wiring and may require AFCI or GFCI protection.

Can I pull my own permit for a condo unit

Municipalities generally do not allow homeowner permits in multi-unit buildings and never for common property. Use a licensed electrical contractor.

What if previous owners did work without a permit

You can request a permit and inspection to bring the installation into compliance. Be prepared for corrective work if inspectors find issues.

Make it easy with Akai Electric

We handle permits and inspections for Vancouver, Surrey, Burnaby, and the rest of the Lower Mainland. Our team can advise on homeowner eligibility, prepare drawings, perform the work to Code, and schedule inspections so your project passes the first time.

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