Surrey Building Bylaw, 2012, No. 17850 (Consolidated to 2026)
Surrey, British Columbia
· No. 17850
· adopted 2013-01-14
· summary & facts
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Surrey Building Bylaw, 2012, No. 17850
A bylaw to regulate the construction of buildings and
other structures in the City of Surrey in accordance with the
British Columbia Building Code
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TABLE OF CONTENTS
Part 1 - Introductory Provisions ............................................................................. 1
Part 2 - Purpose of this Bylaw ................................................................................. 9
Part 3 - Scope and Exemptions ............................................................................. 10
Part 4 - Prohibitions ............................................................................................. 10
Part 5 - The Building Official ................................................................................ 10
Part 6 - Required Permits ...................................................................................... 11
Part 7 - Permit Applications .................................................................................. 12
Part 8 - Professional Plan Certification ................................................................. 13
Part 9 - General Permit Conditions ..................................................................... 14
Part 11 - Permit Fees ............................................................................................... 15
Part 12 - Issuance of Permits ................................................................................ 16
Part 13 - Disclaimer of Warranty or Representation ............................................. 17
Part 14 - Responsibility of the Owner ................................................................... 18
Part 15 - Construction ........................................................................................... 19
Part 16 - Occupancy Permits .................................................................................. 21
Part 16A - Energy Step Code ................................................................................. 22
Part 17 - Certified Professional Program .............................................................. 23
Part 18 - Moving of a Building ............................................................................... 26
Part 18A - Hazardous Lands .................................................................................. 27
Part 19 - Penalties and Enforcement .................................................................... 29
Part 20 - Severability ............................................................................................. 30
Part 21 - Commencement and Transitional Provisions ........................................ 30
Part 22 - Repealed Bylaws ..................................................................................... 30
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CITY OF SURREY
BYLAW NO. 17850
A bylaw to regulate the construction of buildings and other structures in the City of Surrey in
accordance with the British Columbia Building Code
...............................................................
As amended by By-law No: 18123, 01/13/14; 18347, 01/12/15; 18579, 12/14/15; 18645, 02/22/16; 18971,
12/19/16; 19417, 12/18/17; 19524, 04/23/18; 19708, 12/19/2018; 19796, 04/15/19; 19974, 12/16/19; 20213,
12/21/20; 20499, 12/24/21; 20562, 02/14/22; 20866, 04/17/23; 21220, 05/06/2024; 21603, 04/28/2025;
21728, 07/28/2025; 21729, 07/28/2025; 21962, 04/13/2026; 22029, 05/25/2026
THIS IS A CONSOLIDATED BY-LAW PREPARED BY THE CITY OF SURREY FOR
CONVENIENCE ONLY. THE CITY DOES NOT WARRANT THAT THE INFORMATION
CONTAINED IN THIS CONSOLIDATION IS CURRENT. IT IS THE RESPONSIBILITY OF
THE PERSON USING THIS CONSOLIDATION TO ENSURE THAT IT ACCURATELY
REFLECTS CURRENT BY-LAW PROVISIONS.
A.
WHEREAS Section 694 of the Local Government Act, R.S.B.C. 1996, c. 323, as amended,
authorizes the City of Surrey, for the health, safety and protection of persons and property,
to regulate the construction, alteration, repair, or demolition of buildings and structures by
bylaw;
B.
AND WHEREAS the Province of British Columbia has adopted a Building Code to govern
standards in respect of the construction, alteration, repair and demolition of buildings in
municipalities and regional districts in the Province;
C.
AND WHEREAS it is deemed necessary to provide for the administration of the Building
Code.
The Council of the City of Surrey, in open meeting assembled, ENACTS AS FOLLOWS:
Part 1 - Introductory Provisions
Title
1.
This Bylaw may be cited for all purposes as the "Surrey Building Bylaw, 2012, No. 17850".
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Definitions
2.
In this Bylaw:
"adequate vehicular access"
means a maintained public road meeting the applicable City Engineering
Department standard, from which a boulevard crossing can be approved to serve
the lot in question. The road shall be located within a highway allowance dedicated
by plan or deed registered in the Land Title Office. Lanes shall not be considered
adequate vehicular access unless a maintained public road serves the lot and
vehicular access to the said lot is specifically permitted only from a lane abutting the
lot.
"architect"
means an individual registered or licensed as a professional architect pursuant to
the provisions of the Architects Act, R.S.B.C. 1996, c. 17, as amended.
"building"
means any structure used or intended for supporting or sheltering any use or
occupancy either of a temporary or permanent nature.
"building area"
means "building area" as this term is defined in the Building Code.
"Building Code"
means the British Columbia Building Code as adopted by the Minister pursuant to
Section 692 of the Local Government Act, R.S.B.C. 1996, c. 323, as amended or
re-enacted from time to time.
"Building Official"
means the person appointed by Council as the General Manager of Planning and
Development or the General Manager's duly authorized representative. The
Building Official is the authority having jurisdiction for the purpose of this Bylaw.
"building review"
means a spot check by the Building Official of representative elements of a building
or structure under construction.
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"building value"
means the complete current worth of all construction related to a development,
including, but not limited to foundations, structural members, framing, finishes,
roofing, electrical, plumbing, drains, heating, air-conditioning, fire extinguishing
systems, elevators and any other equipment and materials, all plans and
specifications, labour and fees for design, testing, consulting, management,
contractors' profit and overhead, sales taxes, and insurance, all contributed labour
and materials and site works and improvements not included in other permits.
"Certified Professional"
means a registered professional practising under the Surrey Certified Professional
Program.
"City"
means the City of Surrey.
"complex building"
means:
(a)
a building used for a major occupancy classified as defined in the British
Columbia Building Code as:
(i)
assembly occupancy;
(ii)
care or detention occupancy;
(iii)
high hazard industrial occupancy; or
(b)
a building exceeding 600 square metres in building area or exceeding three
storeys in building height classified as defined in the British Columbia
Building Code as:
(i)
residential occupancy;
(ii)
business and personal services occupancy;
(iii) mercantile occupancy;
(iv) medium hazard industrial occupancy;
(v)
low hazard industrial occupancy.
"Conditional Approval"
means a development application that has received third reading of an associated
zoning amendment bylaw or for development applications without a zoning
amendment bylaw, when a development permit has received approval to draft by
Council."\
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"construction"
means the process or activity by which any building or structure is erected, repaired,
altered, renovated, added to, installed, demolished, removed or moved, or for which
preparation is made by way of shoring or excavation.
"constructor"
means a person who contracts with, or otherwise agrees with or is obligated to an
owner or his authorized agent to undertake a development and includes an owner
who contracts for the work on a development or undertakes the work on a
development or any part thereof.
"coordinating registered professional"
means a registered professional retained pursuant to the Building Code to
coordinate all design work and field reviews of the registered professionals required
for a development.
"Council"
means the municipal Council of the City of Surrey.
"designer"
means the person responsible for the design of a building.
"development"
means the carrying out of building, rebuilding, engineering, structural alterations of
or additions to buildings or structures, in, on, over or under land, or the making of
any material change in the use of any buildings, structures or land.
"duplex"
has the same meaning as the term "Dwelling - Duplex" in the Zoning Bylaw.
"dwelling unit"
has the same meaning as the term "Dwelling Unit" in the Zoning Bylaw.
"energy advisor"
means a registered energy advisor in good standing with Natural Resources Canada,
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who conducts EnerGuide home evaluations on behalf of service organizations
licensed by Natural Resources Canada.
"Energy Step Code"
means the Province of British Columbia's performance-based standard for energy
efficiency in new construction requiring energy modelling and on-site testing to
demonstrate minimum performance against metrics for building envelope,
equipment and systems, and airtightness requirements, and including Step 1, Step 2,
Step 3, Step 4, and Step 5, as defined in Sections 9.36.6 and 10.2.3 of the Building Code,
all as amended or re-enacted from time to time.
"engineer"
means a person registered or licensed as a professional engineer or geoscientist
pursuant to the provisions of the Engineers and Geoscientists Act, R.S.B.C. 1996, c.
116, as amended.
"farm building"
means a building or part thereof which does not contain a residential occupancy
and which is associated with and located on land devoted to the practice of farming
and used for the housing of equipment or livestock, or the production, storage or
processing of agricultural and horticultural produce or feeds.
"field review"
means a review of the work related to a building permit that a registered professional
in his or her professional discretion considers necessary to ascertain as to whether
the work substantially complies in all material respects with the drawings and
supporting documents prepared by the registered professional for which a building
permit is issued.
"General Manager, Engineering"
means the person appointed by Council as the General Manager of Engineering or a
duly authorized representative.
"General Manager, Planning and Development"
means the person appointed by Council as the General Manager of Planning and
Development or a duly authorized representative.
"greenhouse gas intensity (GHGI)"
means a measure of a building's greenhouse gas (GHG) performance using the
definition, calculation, and fuel type emissions factors established in the energy
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modelling guidelines referenced by the Energy Step Code, that is a calculated value
determined through energy modeling and reported in kilograms carbon dioxide-
equivalent per square metre per year (kgCO2e/m2a).
"Group C Residential occupancy"
means a residential occupancy as defined in the Building Code.
"Group D Business and personal services occupancy"
means a business and personal services occupancy as defined in the Building Code.
"Group E mercantile occupancy"
means a mercantile occupancy as defined in the Building Code.
"hazardous lands"
means one or more of the following:
(a) all areas of land designated as floodplain by the Provincial Government; or
(b) any lot or portion of a lot containing land within steep slopes that are a
minimum of twenty percent (20%) gradient or greater; or
(c) any lot or portion of a lot that falls horizontally within 30 m of the top or
within 10 m of the bottom of a steep slope that is a minimum of twenty
percent (20%) gradient or greater.
"Letters of Assurance"
means those letters of registered professionals in the forms set out in the Schedules
of the Building Code.
"lot"
means land designated as a separate and distinct parcel of land on a registered
subdivision plan or description filed in the records of the Land Title Office.
"low-carbon energy"
means heat energy with a carbon dioxide-equivalent intensity (kgCO2e/kWh),
calculated using the energy modelling guidelines referenced by the Energy Step
Code, that is much less than that of fossil fuels, and low enough so that when
applied to a building's modelled energy use allows the building to meet building
GHGI limits under the City's Low-Carbon Energy System Pathway.
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"low-carbon energy system (LCES)"
means a utility-owned on-site, utility-owned district, or user-owned on-site energy
system, as defined in Schedule "B", that supplies heat energy primarily derived
from highly efficient and renewable sources in order to provide space heating and
conditioned ventilation air, and possibly domestic hot water and space cooling, for
buildings seeking to comply with the City's Low-Carbon Energy System Pathway
requirements in Schedule "B" and elsewhere in this Bylaw.
"Low-Carbon Energy System (LCES) Pathway"
means an Energy Step Code compliance pathway whereby an applicant can apply
to have an eligible building comply with a lower step if it is supplied energy
through either:
(a)
a connection to a City-owned district energy utility system, or
(b)
a low-carbon energy system that enables a building to meet the building
GHGI limits in Schedule "B",
and meets all other requirements in this Bylaw.
"major occupancy"
means the principal occupancy for which a building or part thereof is used or
intended to be used and shall be deemed to include the subsidiary occupancies
which are an integral part of the principal occupancy.
"modelled floor area"
means the total enclosed floor area of the building, as reported by energy
simulation software, excluding exterior areas and indoor (including underground)
parking areas, and including all other spaces, including partially-conditioned and
unconditioned spaces, as defined in the energy modelling guidelines referenced by
the Energy Step Code.
"multiple-unit residential building"
has the same meaning as the term "Multiple Unit Residential Building" in the
Zoning Bylaw.
"occupancy"
means the use or intended use of a building or part thereof for the shelter or support
of persons, animals or property.
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"occupancy permit"
means the permission or authorization in writing by the Building Official to occupy
a building for the accepted occupancy.
"owner"
means the registered owner in fee simple of a lot and includes:
(a)
the strata corporation in the case of a lot under strata ownership;
(b)
a registered holder of the last registered agreement of sale; and
(c)
all persons authorized to act for or on behalf of the registered owner of the
lot.
"permit"
means a building permit.
"person"
means a person, proprietor, partnership, society, incorporated association,
corporation or strata corporation.
"registered professional"
means an architect or engineer.
"row housing building"
has the same meaning as the term "Row Housing Building" in the Zoning Bylaw.
"semi-detached residential building"
has the same meaning as the term "Semi-Detached Residential Building" in the
Zoning Bylaw.
"simple building"
means any building other than a complex building.
"single family dwelling"
has the same meaning as the term "Dwelling - Single Family" in the Zoning Bylaw.
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"structure"
means construction of any kind whether fixed to, supported by or sunk into land,
including, but not limited to, stadiums, sheds, platforms, display signs, tanks, poles,
towers, swimming pools, windmills, chimney towers, communication equipment,
fabric structures, satellite dishes, spires, decks over 600 millimetres above finished
grade, and retaining walls and similar structures over 1.2 metres in height.
"Surrey Certified Professional Program"
means the program by which to administer a construction development whereby an
owner retains a certified professional as set out in the Surrey Certified Professional
Program manual.
"Zoning Bylaw"
means Surrey Zoning By-law, 1993, No. 12000, as may be amended or replaced from
time to time.
Part 2 - Purpose of this Bylaw
3.
This Bylaw has been enacted for the purpose of regulating construction within the City in
accordance with the Building Code and in the interest of the general public. The activities
undertaken by or on behalf of the City pursuant to this Bylaw are for the purpose of
promoting the health, safety and protection of persons. The activities undertaken by or on
behalf of the City pursuant to this Bylaw are not intended to include, nor does the purpose
of this Bylaw extend to:
(a)
the protection of persons, owners or constructors from economic loss;
(b)
the assumption by the City or the Building Official of any responsibility for ensuring
that any person, owner, or any employees, constructors or designers retained by the
owner, build or construct in compliance with the Building Code, the requirements
of this Bylaw or other applicable enactments;
(c)
providing any person a warranty of design, materials or workmanship with respect
to any building for which a permit or occupancy permit is issued;
(d)
providing a warranty or assurance that construction undertaken pursuant to
permits issued by the City is free from latent, or any, defects; and
(e)
providing a warranty or assurance that any design or construction undertaken
pursuant to permits issued by the City complies with the Building Code, the
requirements of this Bylaw or other applicable enactments.
4.
This Bylaw shall be interpreted in accordance with this Part.
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5.
The headings in this Bylaw have been inserted for reference only and are not intended to
interpret, define, limit, alter or enlarge the meaning of any provision of this Bylaw.
Part 3 - Scope and Exemptions
6.
This Bylaw applies to the design, construction and occupancy of new and existing buildings
or structures in the City.
7.
This Bylaw does not apply to buildings exempted by the Building Code, except as expressly
provided herein.
Part 4 - Prohibitions
8.
No person shall commence or continue any construction unless the Building Official has
issued a valid and enduring permit for the work.
9.
No person shall occupy or use any building unless a valid and enduring occupancy permit
has been issued by the Building Official for the building, nor shall any person occupy or use
any building contrary to the terms of any occupancy permit issued or any notice given by
the Building Official.
10.
No person shall knowingly submit false or misleading information to the Building Official
in relation to any application for a permit or any construction undertaken pursuant to this
Bylaw.
11.
No person shall, unless authorized in writing by the Building Official, reverse, alter, deface,
cover, remove or in any way tamper with any notice, permit or certificate posted upon or
affixed to a building pursuant to this Bylaw.
12.
No person shall carry out any construction that is substantially at variance with the accepted
design or permit drawings of a building, or other work for which a permit has been issued,
unless that variance has been accepted in writing by the Building Official.
13.
No person shall obstruct the entry of the Building Official, or other person authorized by
the City, to any lot or building in relation to the administration of this Bylaw.
Part 5 - The Building Official
14.
The duties created under this Part are internal, administrative duties only and create no
obligation to any person.
15.
The Building Official may keep records of permit applications, permits, notices and orders,
which have been issued, and site visits and tests, which have been made, and may retain
copies of all documents related to the administration of this Bylaw. Copies of such
documents may be microfilmed or stored as electronic data.
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16.
The Building Official:
(a)
may enter any lot or unoccupied building, at any reasonable time for the purpose of
determining that the provisions of this Bylaw have been fulfilled;
(b)
may enter an occupied building upon obtaining the consent of the occupant or upon
providing written notice to the occupant 48 hours in advance of entry; and
(c)
shall carry identification confirming his/her status as the Building Official.
17.
The Building Official may withhold, or refuse to issue a permit where the results of tests of
materials, devices, construction methods, structural assemblies, foundation conditions or
energy performance do not, in the opinion of the Building Official, demonstrate substantial
compliance in all material respects with the Building Code or any other applicable
enactment.
18.
The Building Official may revoke a permit for one or more of the following reasons:
(a)
violation of any of the conditions under which the permit was issued;
(b)
violation of any provisions of this or any other Bylaw;
(c)
violation of any provisions of the Building Code;
(d)
if any reason is found to exist which would have been cause for denial of such permit
had it been known at the time of issuance of the building permit; or
(e)
if any person has prevented or obstructed, or sought or attempted to prevent or
obstruct, the entry of the Building Official onto the lot or into the premises in the
course of carrying out his/her duties in relation to the administration of this Bylaw.
19.
The Building Official may order the correction of any construction that is being or has been
carried out in contravention of this or any other Bylaw.
Part 6 - Required Permits
20.
A permit is required whenever construction regulated under this Bylaw is to be undertaken,
except as otherwise provided in this Bylaw.
21.
Every owner shall apply for and obtain:
(a)
a permit before carrying out any construction;
(b)
a permit before moving a building;
(c)
a permit before installing mechanical equipment or carrying out construction
related to mechanical equipment;
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(d)
a permit prior to excavating, moving or removing any soil where such activity is not
already covered by a soil permit, or exempted, in accordance with Surrey Soil
Conservation and Protection Bylaw, 2007, No. 16389, as amended; and
(e)
a permit and an occupancy permit to occupy a new or existing building, or part
thereof, where a change of use is proposed.
22.
When it is proposed to alter or replace materials or equipment which fall within the scope
of this Bylaw or the Building Code, it is the responsibility of the owner to ensure that the
proposed changes are in compliance with this Bylaw and the Building Code and also to
obtain the necessary written acceptance or permits prior to commencement of the work.
23.
Each building to be constructed on a lot requires a separate permit and shall be assessed a
separate permit fee based on the building value as determined in accordance with the fee
schedule set out in Schedule "A".
24.
Prior to the issuance of a permit to erect or demolish a building on a lot that has previously
been used for industrial or commercial purposes, the Building Official may require the
applicant to provide a site profile of the lot in accordance with the requirements of the
Environmental Management Act, S.B.C. 2003, c. 53, as amended.
Part 7 - Permit Applications
25.
An application for a permit with respect to a building or structure, shall be made on the
permit application form, signed by the owner and shall include:
(a)
a copy the of State of Title Certificate obtained from the Land Title Office for the lot
on which the construction is proposed, and the said State of Title Certificate shall
be dated no more than 30 days prior to the date of application;
(b)
legible and reproducible design drawings at an appropriate scale;
(c)
any additional design information, as may be deemed necessary by the Building
Official;
(d)
copies of approvals required under any applicable enactments; and
(e)
a "Disposal of Excavated Materials" letter that documents the amount of excess soil
that will be generated by the proposed building construction and the location,
acceptable to the City, where the excess soil from the lot will be deposited.
26.
When the Building Official considers that the site conditions, size or complexity of a
development, or other aspect of a development so warrants, the Building Official may
require that a registered professional provide Letters of Assurance, assuring the design,
drawings and field reviews of the development.
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27.
The Building Official may waive the requirement to provide any of the design drawings
referenced in Section 25(b) where, in the opinion of the Building Official, such drawings are
not necessary for the application under consideration.
28.
The Building Official may waive the submission of design drawings if the construction is
sufficiently described in the building permit application, provided the building value of such
construction does not exceed $2,000.
28.1
An owner cannot submit an application for a permit for commercial, industrial, or
multiple-residential development on a property that requires a development permit until
all of the following have occurred, to the satisfaction of the General Manager, Planning
and Development Department:
(a)
Conditional Approval;
(b)
Payment by the owner of Engineering servicing agreement processing fee
pursuant to Surrey Subdivision and Development By-law, 1986, No. 8830, as
amended; and
(c)
City's acceptance of finalized architectural drawings for the commercial, industrial,
or multiple-residential development as required for the development permit.
(d)
Deleted by Bylaw 22029.
Part 8 - Professional Plan Certification
29.
Letters of Assurance shall be submitted to the City in accordance with provisions of the
Building Code, as amended.
30.
Where, in support of the application for the permit, Letters of Assurance have been
submitted pursuant to Sections 26 or 29 and in accordance with Subsection 290(1) of the
Local Government Act, R.S.B.C. 1996, c. 323, as amended, the Building Official will rely upon
the certification of the registered professional that the design and plans submitted in
support of the application for the permit comply with the Building Code and other
applicable enactments.
31.
Where Letters of Assurance have been submitted pursuant to Sections 26 or 29 and in
accordance with Subsection 290(1) of the Local Government Act, R.S.B.C. 1996, c. 323, as
amended, the permit shall include a written notice to the owner that the permit is issued in
reliance upon the certification of the registered professional that the design and drawings
submitted in support of the application for the permit comply with the Building Code and
other applicable enactments. In accordance with Subsection 290(3) of the Local
Government Act, R.S.B.C. 1996, c. 323, as amended, where such Letters of Assurance have
been submitted the permit fee shall be reduced as set out in Schedule "A".
32.
When a registered professional provides Letters of Assurance in accordance with Sections
26 or 29, he or she shall also provide written proof of professional liability insurance to the
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Building Official in the form provided by the Building Official, except that proof of
professional liability insurance in respect of building envelope matters need not be provided
if the owner grants to the City a covenant registerable under Section 219 of the Land Title
Act, R.S.B.C. 1996, c. 250, as amended, requiring that the building envelope, in respect of
which the registered professional of record has provided design or field review services, be
monitored, maintained and repaired in accordance with the recommendations of the
registered professional of record as set out in the covenant, and containing a full release and
indemnity of the City in respect of claims of any nature arising from any defect in design,
installation or performance of the building envelope.
33.
Notwithstanding Sections 29, 30, 31 and 32 neither the granting of a permit, nor the
acceptance of the designs submitted, nor any building reviews made by the Building
Official, shall in any way relieve the owner of full responsibility for ensuring that the
construction be in substantial compliance with the requirements of the Building Code, this
Bylaw and other applicable enactments.
Part 9 - General Permit Conditions
34.
Neither the issuance of a permit under this Bylaw nor the review or acceptance of drawings
or specifications or supporting documents by the Building Official constitute in any way a
representation, warranty, assurance or statement that the Building Code, this Bylaw and
other applicable enactments have been complied with.
35.
Neither the issuance of a permit under this Bylaw, nor the review or acceptance of drawings
or specifications or supporting documents, nor building reviews made by the Building
Official, shall in any way relieve the owner of such building from full responsibility for
carrying out the construction or having the construction carried out in full accordance with
the requirements of the Building Code, this Bylaw and other applicable enactments.
Part 10 - Drainage and Fill Conditions
36.
When the Building Official designates that a given lot must have a zero increase in the rate
of storm water run-off for any development, an engineer shall:
(a)
provide a professional assurance to the City of the rate of run-off on the lot, prior to
any development;
(b)
show clearly on drawings submitted for a permit, how it is proposed to attain and
maintain a zero increase in the rate of run-off on the lot;
(c)
where required by the Building Official, produce engineering calculations showing
that a zero increase in the rate of run-off can be attained by developing the lot in
the manner set out in the application for a permit; and
(d)
design and carry out field reviews of the construction as it relates to necessary
on-site facilities and/or detention in order to maintain a zero increase in the rate of
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run-off, and provide a professional assurance that a zero increase in the rate of run-
off will be achieved.
37.
The owner shall be responsible for maintaining any drainage system referred to under
Section 36 and a restrictive covenant to this effect shall be registered at the Land Title Office
against the title of the lot.
38.
Where fill is placed upon a lot for any reason, the owner shall construct drainage controls
to prevent an increase in the discharge of storm water run-off onto adjacent properties.
39.
Where fill is placed upon a lot for preload purposes, the owner shall deposit with the City a
security at the same rate as required by the Surrey Soil Conservation and Protection Bylaw,
2007, No. 16389, as amended, to ensure that preload is disposed of in accordance with the
said Bylaw.
40.
All lots zoned for single family residential use, as defined in the Zoning Bylaw, shall
discharge all rainwater leaders to an approved splash pad at grade. No rainwater leaders
shall discharge directly into the foundation drain or main storm discharge system unless
approved by the Building Official.
Part 11 - Permit Fees
41.
In addition to applicable fees and charges required under other bylaws, a permit fee,
calculated in accordance with the fee schedule set out in Schedule "A", shall be paid in full,
prior to issuance of any permit.
42.
The appropriate permit fee, as set out in Schedule "A", shall accompany a permit
application. The initial payment of the plan processing fee shall accompany a permit
application, in accordance with Schedule "A" Section B. This initial payment is non-
refundable and will be credited against the total building permit fee, which shall be
collected in full before the permit is issued.
43.
The valuation of construction set out in the application for a permit shall be the total current
monetary worth of all construction or work related to the building or structure, and shall
include:
(a)
site preparation and civil work including excavation and the use of hoisting, pile
driving, compaction or erection devices;
(b)
all design documents, labour and fees involved in the design, investigative testing,
consulting services, construction labour and management, even if provided by the
owner, or donated voluntarily by others, contractor's profit and overhead, sales taxes
and construction insurance; and
(c)
all mechanical, electrical, plumbing, drainage and gas installations necessary for the
carrying out of the construction to its completed form.
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44.
The Building Official shall use the "Marshall Valuation Services" publication with their
updated "current cost multiplier", and "current multipliers for the Vancouver regional
costs", or such other universal source of calculating valuation as the Building Official deems
practical and expedient to assess the building value.
45.
An application may be cancelled and the plan-processing portion of the permit fee forfeited,
if the permit cannot be issued within 180 days of the date of written notification to the
owner regarding deficiencies, which may include any outstanding permit fees.
46.
When an application is cancelled, the plans and related documents submitted to the City
with the application may be destroyed by the City.
47.
A portion of the permit fees, as set out in Schedule "A", may be refunded when a valid permit
is surrendered and cancelled before any construction begins, provided:
(a)
the refund shall not include the plan processing fee; and
(b)
no refund shall be made where construction has begun.
48.
For each stage of construction, as set out in Part 15, where more than two building reviews
by the Building Official are necessary when one building review is normally required, for
each building review after the second building review, a re-attendance fee, as set out in
Schedule "A", shall be paid prior to the scheduling of each such additional building review.
49.
For a required building review requested to be done after the hours during which the offices
of the City are normally open, an attendance fee shall be payable based on the fees set out
in Schedule "A".
Part 12 - Issuance of Permits
50.
No permit shall be issued unless the building to be constructed will be located on a lot:
(a)
with adequate vehicular access;
(b)
that is serviced by City sanitary sewer or where the installation of a private sewage
disposal system has been authorized by the Province of British Columbia; and
(c)
that is serviced with a water service from a City water main or has a proven private
source of water on the lot, meeting the Guidelines for Canadian Drinking Water
Quality, as amended.
51.
The Building Official shall issue a permit when:
(a)
a completed permit application, including all required supporting documentation
has been processed and accepted;
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(b)
the information submitted as part of the permit application adequately
demonstrates that the proposed work will substantially conform with the Building
Code, this Bylaw and other applicable enactments;
(c)
all applicable fees have been paid; and
(d)
no other applicable bylaws or enactments require that the City withhold the permit.
52.
A permit shall lapse and the rights of the owner under the permit shall terminate if the
building foundation is not poured within six months from the date of issuance of the permit.
Where excavation on a site has occurred under a permit that has subsequently lapsed, the
owner shall restore the site to its original grade with suitable fill within 60 days of the date
when notice in writing was issued to the owner by the Building Official.
53.
The Building Official may extend the period of time set out under Section 52 upon payment
of the extension fee, as set out in Schedule "A". The permit may be extended under this
section by intervals of six months; however, in no case shall such extensions exceed an
aggregate of 24 months from the original date that the permit was issued.
54.
The Building Official may issue a permit for a portion of a building before the
documentation for the entire building has been accepted, provided sufficient information
has been provided to the City to demonstrate to the Building Official that the portion of the
building accepted for construction substantially complies with the Building Code, this
Bylaw and other applicable enactments and the permit fee applicable to that portion of the
building has been paid. Notwithstanding the issuance of the said permit, the requirements
of this Bylaw apply to the remainder of the building as if a permit for any other portion of
the building had not been issued.
55.
A permit shall not be issued under this Bylaw if a building or other structure, the use of
which does not conform to the provisions of the Zoning Bylaw, is damaged or destroyed to
the extent of 75% or more of its value above its foundations as determined by the Building
Official, and it must not be repaired or reconstructed, except for a conforming use in
accordance with the Zoning Bylaw, in which case a permit may be issued for the repair or
reconstruction that is a conforming use in accordance with the Zoning Bylaw.
Part 13 - Disclaimer of Warranty or Representation
56.
Neither the issuance of a permit under this Bylaw, the acceptance of the documentation,
the undertaking of plan reviews and building reviews made by the Building Official, nor
acceptance arising there from, shall constitute a representation or warranty regarding the
building's compliance with the Building Code, this Bylaw and other applicable enactments
or that the building meets any standard of materials or workmanship and no person shall
rely on any of those acts as having established compliance with the Building Code, this
Bylaw and other applicable enactments.
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Part 14 - Responsibility of the Owner
57.
It is the full and sole responsibility of the owner to carry out the construction for which a
permit was issued, in compliance with the Building Code, and this Bylaw and other
applicable enactments.
58.
The owner shall:
(a)
obtain, where applicable, permits relating to construction, prior to the
commencement thereof; and
(b)
allow the Building Official to enter any lot, building or premises at any reasonable
time for the purpose of administering this Bylaw.
59.
The owner to whom a permit is issued shall be responsible for the cost of repair of any
damage to City property that occurs as a result of anything associated with that
construction.
60.
Where the building value exceeds $20,000.00, or where the permit is issued for the
demolition of a building, prior to receiving such permit the owner shall deposit with the
City a damage deposit of $2,500.00 per permit, to a maximum of $10,000.00 per lot, as
security against damage incurred to City property or services caused by or as a result of
anything associated with that construction.
60.1
Unless otherwise agreed to between the City and the owner, the owner, at the time of
making the damage deposit, agrees that the City property and services abutting the owner's
lot are free from debris, dirt, damage or defect and that any subsequent debris or dirt upon,
or damage or defect to, City property or services is the owner's responsibility
60.2
The damage deposit provided to the City pursuant to Section 60 does not relieve the owner
of responsibility for the cost of repairing damage to City property or services in excess of
the deposit amount held by the City. Should the cost of any repair work to City property or
services exceed the deposit amount held by the City, the owner shall submit to the City an
amount equal to the excess costs incurred by the City in repairing the damages
61.
The deposit of any debris or dirt upon, or damage or defect to, City property or services,
shall be remedied, removed or repaired to the satisfaction of the General Manager,
Engineering. Failure by the owner to carry out all work deemed necessary by the City shall
cause the withholding of the occupancy permit and/or forfeiture of such amounts of the
damage deposit as is necessary to complete such work.
62.
Subject to Section 62.2, upon completion of construction, the amount of the damage deposit
not used by the City for repairs to City property or services shall be returned to the party
from whom the damage deposit was received.
62.1
The owner to whom a permit is issued shall be responsible for:
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(a)
arranging for an inspection by the City to determine if there has been any damage
to City property or services;
(b)
carrying out all work deemed necessary by the City to repair any damage to City
property or services;
(c)
obtaining all applicable permits prior to commencing the work; and arranging for
subsequent inspections by the City to determine if the damages have been repaired
to the satisfaction of the General Manager, Engineering.
62.2
If an occupancy permit has not been issued for the construction or if the owner does not
fulfill the requirements of Section 62.1, then the full amount of the damage deposit will be
forfeited to the City four years from the date the deposit was received by the City and the
City will be under no obligation to notify the owner or any other person of this forfeiture.
The City will be under no obligation to use the forfeited monies to repair the damage to City
property or services
62.3
In the case of a permit issued for a complex building or a phased development, or a permit
that has been extended under Section 53, the owner may request and the Building Official
may extend the period of time set out in Section 62.2.
63.
During construction, the owner shall:
(a)
post and maintain the address card in a conspicuous place on the lot in respect of
which the permit was issued;
(b)
have a copy of the accepted permit plans, specifications and any alternative solution
reports related to the permit on the site and available at the time of a building review
by the Building Official; and
(c)
post the current issued permit in a conspicuous place, so that it may be easily read
by the public, on the lot in respect of which the permit was issued.
64.
Prior to occupying the building, or part thereof, the owner shall post the civic address in a
conspicuous place on the front of the premises, or on a sign post, so that it may be easily
read from the street. For lots with a coach house the owner shall also post the civic address
on a conspicuous place on the rear of the premises, or on a sign post, so that it may be easily
read from the lane.
Part 15 - Construction
65.
For simple buildings, regardless of whether or not a registered professional has provided
Letters of Assurance for the development, the Building Official's acceptance of the following
stages of construction is required before commencement of the subsequent stage:
(a)
after the forms for the footings or foundation walls are complete, but prior to the
placing of any concrete;
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(b)
after the installation of perimeter foundation drain piping, and damp proofing, but
prior to backfilling;
(c)
after preparation of the subgrade, but prior to pouring the concrete floor slab;
(d)
after the rough in of factory-built chimneys and fireplaces and solid fuel burning
appliances;
(e)
when the framing, sheathing, exterior doors, windows and roof membrane are
completed, including the installation of any fire stopping, bracing, chimney and
duct work construction, rough wiring, gas venting and rough plumbing, but before
installation of the insulation or the application of an interior or exterior finish which
would conceal such work;
(f)
when the insulation has been installed and the vapour barrier applied, but before
any interior or exterior finish is applied that would conceal the insulation and
vapour barrier; and
(g)
when the building is substantially complete and ready for occupancy, but before
occupancy of any part of the building.
66.
For simple buildings, the owner shall give at least 24 hours (one working day) notice to the
City when requesting that the Building Official attend the site. No aspect of the work listed
in Section 65 shall be concealed until the Building Official has accepted that aspect of the
work in writing.
67.
For simple buildings, whether or not a registered professional has provided Letters of
Assurance for the development, the Building Official will conduct an occupancy building
review before issuing an occupancy permit for the building.
68.
For complex buildings, no aspect of the work referred in Section 65 of this Bylaw shall be
concealed until the registered professional responsible for that aspect of the work has
approved the work in writing, submitted the necessary documentation to the City, and the
Building Official has accepted the approval of that aspect of the work in writing.
69.
For any building or structure, for which a registered professional provides Letters of
Assurance in accordance with this Bylaw and the Building Code, the City shall rely solely on
field reviews undertaken by the registered professional as assurance that the design and
construction of the components of the drawings and supporting documents prepared by
the registered professional in support of the application for the permit, substantially comply
with the Building Code and other applicable enactments.
70.
Notwithstanding Section 69 of this Bylaw, the Building Official may attend the site from
time to time during the course of construction to observe the progress of the construction
in the context of the field reviews provided by the registered professionals.
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Part 16 - Occupancy Permits
71.
The owner shall give at least 48 hours (two working days) notice and provide Letters of
Assurance, where required, and supporting documents to the City when requesting that the
Building Official issue an occupancy permit for a building or part of a building.
72.
The owner shall give at least 48 hours (two working days) notice and provide Letters of
Assurance, where required, and supporting documents to the City when requesting that the
Building Official issue a letter of acceptance with respect to substantial completion of a shell
building.
73.
No person shall use or occupy a building or part of a building until an occupancy permit
has been issued.
74.
The Building Official may issue an occupancy permit for a building, or part of a building,
prior to completion of the building provided:
(a)
the occupancy of the building, or part of the building, would not jeopardize the lives,
property or the health of any persons;
(b)
the exterior cladding of the building is complete; and
(c)
the owner has deposited a security with the City, in a form satisfactory to the City,
which is equivalent to two times the estimated cost of completing all the unfinished
work as determined by the Coordinating Registered Professional or as otherwise
accepted by the City, and provided a guarantee through submission of an acceptable
declaration that the unfinished work will be completed within a specific time frame.
74.1.
The deposit provided to the City pursuant to Section 74(c) does not relieve the owner of
responsibility for completing all unfinished work within the specified time frame.
74.2.
The owner to whom a permit is issued pursuant to Section 74 shall be responsible for
arranging for subsequent inspections by the City to determine if the unfinished work has
been completed to the satisfaction of the Building Official. The applicable re-inspection
fees must be paid to the City in advance of the inspection.
74.3.
If the unfinished work has not been completed within the specified time frame, the City
may, but is not obligated, to carry out all or any portion of the unfinished work at the
expense of the owner. Should the cost of any work carried out by the City exceed the deposit
amount held by the City, the owner shall submit to the City an amount equal to the excess
costs incurred by the City in carrying out the work.
74.4.
Subject to Section 74.5, upon completion of all unfinished work, the amount of the deposit
not used by the City to carry out any of the work shall be returned to the party from whom
the deposit was received.
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74.5.
If the unfinished work has not been completed within the specified time frame or if the
owner does not fulfill the requirements of Sections 74.1 or 74.2, then the full amount of the
deposit will be forfeited to the City 12 months after the specified time frame has lapsed and
the City will be under no obligation to notify the owner or any other person of this
forfeiture. The City will be under no obligation to use the forfeited monies to remedy any
default of the owner.
75.
The occupancy permit may not be issued until all required Letters of Assurance and other
applicable documents have been received and accepted by the Building Official.
Part 16A - Energy Step Code
75.1
Buildings and structures must be designed and constructed in compliance with the
applicable step of the Energy Step Code and, if applied for, the requirements associated with
the City's Low-Carbon Energy System (LCES) Pathway as set out in Schedule "B".
75.2
For a Part 9 building or structure that is designed in compliance with the applicable step of
the Energy Step Code but where the constructed building or structure does not meet the
performance requirements of the step, after all reasonable mitigation measures are
implemented to the satisfaction of the Building Official, the Building Official may issue an
occupancy permit if the building or structure is constructed in compliance with alternative
energy efficiency performance or prescriptive requirements set out in the Building Code for
Part 9 construction.
75.3
For single family dwelling, duplex, or semi-detached residential building permits, the owner
must, to the satisfaction of the Building Official, provide all documentation required by the
City's Energy Step Code administrative requirements or as required by the Building Official,
prepared by an energy advisor or a registered professional.
75.4
Building permits for buildings other than a single family dwelling, duplex, or semi-detached
residential building, require the owner, to the satisfaction of the Building Official, to provide
all documentation required by the City's Energy Step Code administrative requirements or
as required by the Building Official, prepared by a registered professional.
75.5
Any energy advisor providing the required documentation set out in the Energy Step Code
must provide evidence to the Building Official that they are an energy advisor registered
and in good standing with Natural Resources Canada.
75.6
Where an energy advisor provides the required documentation set out in the Energy Step
Code, the owner must provide proof of insurance coverage in an amount and form
satisfactory to the Building Official prior to issuance of a building permit.
75.7
In addition to the specific requirements of the Low-Carbon Energy System (LCES) Pathway
in Schedule "B", an applicant must also demonstrate to the satisfaction of the Building
Official that the LCES type meets the following:
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(a)
each LCES type must comply with all applicable requirements of the Utilities
Commission Act, as amended or re-enacted from time to time;
(b)
whenever the requirements of an LCES type involve a utility, such utility must be
authorized to operate in British Columbia, and to engage in the required activity, in
accordance with the Utilities Commission Act, as amended or re-enacted from time
to time;
(c)
whenever the requirements of a LCES type include certain contracts relating to the
LCES or the supply of energy service, such contracts, if applicable, must comply with
the Utilities Commission Act, as amended or re-enacted from time to time, and have
been approved by the British Columbia Utilities Commission (BCUC);
(d)
prior to development permit approval, the applicant must attest that the LCES has
been registered or will be registered as a Stream A Thermal Energy System with the
BCUC in accordance with the BCUC Thermal Energy Systems Regulatory
Framework Guidelines, as amended or replaced from time to time, or attest that the
LCES is exempted from active regulation by BCUC;
(e)
prior to development permit approval, the applicant must submit a plain-language
explanation of the LCES that includes the minimum provisions included in section
2.3.2 of the BCUC Thermal Energy Systems Regulatory Framework Guidelines, as
amended or replaced from time to time, and must attest that the contents of this
plain-language explanation will be included in any subsequent property disclosure
statement or similar disclosure document provided to a purchaser or potential
purchaser of the lot; and
(f)
as part of the building permit application, each LCES type must be accompanied by
a signed and sealed LCES design report and associated drawings from an engineer,
confirming it achieves the requirements in Schedule "B".
75.8
Buildings constructed after April 1, 2019 may be eligible to be subject to the energy
requirements in the Building Code in force immediately before April 1, 2019 if applicants
meet the transitional provision requirements set out in Schedule "B".
Part 17 - Certified Professional Program
76.
The Building Official may designate a registered professional as a Certified Professional
subject to the registered professional satisfying the following:
(a)
completion of a course or courses recognized by the Building Official concerning
the Building Code, this Bylaw, other bylaws and applicable standards of building
design, construction and site review; and
(b)
demonstration, through examination or as otherwise directed by the Building
Official, of a level of competency in respect of the matters to which Section 76(a)
refers.
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77.
A Certified Professional providing the City with forms of assurance, in accordance with the
City of Surrey Certified Professional Program Insert or Certified Professional Letters of
Assurance, shall also provide proof of insurance in an amount and form satisfactory to the
City.
78.
The Building Official may decertify a registered professional from practicing as a Certified
Professional in the City if the registered professional:
(a)
is no longer licensed as a registered professional in the Province of British Columbia;
(b)
fails to demonstrate the level of competence required for qualification;
(c)
submits any required documentation, which is in any material way inaccurate or
misleading;
(d)
fails to disclose in a timely manner to the Building Official any significant variation
or change to the design or construction of a building; or
(e)
fails to satisfactorily perform any duties or obligations required by this or other
bylaws.
79.
The Building Official may accept a construction development for processing under the
Surrey Certified Professional Program, provided that:
(a)
the building document plans have been reviewed by the Certified Professional for
compliance with requirements of Division A, Division B, Parts 1 and 3 and Division
C of the Building Code, relevant bylaws and standards; and
(b)
the permit application has been prepared as stated in the Certified Professional
Program Manual and includes all required Letters of Assurance, any required
confirmations with respect to the development and certification of Building Code
coordination.
80.
A Certified Professional shall, in respect of the development for which a permit was issued
under the Certified Professional Program and in addition to any other applicable
responsibilities:
(a)
review, in advance of any tenant improvement permit application, any tenant
improvement work constructed prior to substantial completion of the shell of the
building;
(b)
review for adequacy and acceptability, any report concerning testing and field
reviews related to the development and maintain a detailed record of such reports
and, if requested, make these available to the Building Official;
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(c)
advise the Building Official promptly, in writing, if any matter of design,
construction or field review does not meet the requirements of the Building Code,
this Bylaw and/or other applicable enactments; and
(d)
at least once every 30 days from the date of issuance of a permit, submit to the
Building Official a written progress report together with copies of the field review
reports from each registered professional involved in the development.
81.
The Building Official may post a stop work notice or revoke a permit under the Certified
Professional Program in any of the following circumstances:
(a)
if the Certified Professional ceases to be retained by the owner, resigns or is
otherwise unable or unwilling to carry out field reviews or other duties related to
the development for which a permit was issued under the Certified Professional
Program. Under such circumstances the certified professional shall promptly notify
the Building Official in writing of the date upon which he/she will cease his/her
involvement;
(b)
if the Certified Professional is no longer licensed as a registered professional in the
Province of British Columbia;
(c)
if the Certified Professional fails to perform any of his/her duties or obligations
under this Bylaw; or
(d)
if a document required by this Bylaw or under the Certified Professional Program is
not delivered by the Certified Professional within the time frame specified in this
Bylaw.
82.
Where a permit is revoked pursuant to Section 81, only work necessary, as authorized by
the Building Official to remove any hazards or to mitigate damage arising from exposure to
the elements, shall be undertaken on the development unless otherwise specifically
authorized by the Building Official. Work on the development shall not resume until the
Building Official has received written notice from a Certified Professional that:
(a)
the Certified Professional has been retained by the owner for the continuation of
construction of the building;
(b)
the Certified Professional has reviewed the building and certifies that the building,
as constructed up to that point, substantially complies with the Building Code, this
Bylaw and other applicable regulations and has been constructed in accordance with
the approved plans; and
(c)
the Certified Professional will carry out the duties of the Certified Professional that
are required in order to bring the building to completion and to certify substantial
compliance with the Building Code, this Bylaw and other applicable regulations and
that construction will be in accordance with the previously approved plans.
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83.
Nothing herein contained shall in any way relieve the owner, or the Certified Professional
of record for the development, from full responsibility for ensuring that the building or
structure is in substantial compliance with the Building Code, this Bylaw and other
applicable enactments.
84.
Where the Building Official accepts a permit application and assurance from a Certified
Professional for a development, the Building Official will rely on the certifications issued by
the Certified Professional and other registered professionals, that the drawings will meet
the requirements of the Building Code.
Part 18 - Moving of a Building
85.
No person shall move any building without first obtaining a permit.
86.
Every application for a permit to move a building shall identify the lot from which the
building is to be moved and the lot to which the building is to be moved. Authorization to
use the public streets for such a move shall be obtained from the General Manager,
Engineering, prior to the issuance of a permit.
87
A demolition permit is required for the removal of the existing foundation and the
disconnection of City services.
88.
An electrical permit is required for disconnection of the electrical service connection to the
building to be moved.
89.
No building or portion of a building that is to be used for a residential occupancy may be
moved into the City unless the building:
(a)
has never been occupied;
(b)
is a manufactured home as defined in the Zoning Bylaw; and
(c)
is placed on a lot that lists manufactured homes as a permitted use in the Zoning
Bylaw.
90.
A building may be moved within the City provided:
(a)
the building is not older than the majority of the buildings situated on lots within
155 metres of the lot to which the building is proposed to be located; and
(b)
the building is architecturally compatible, in the opinion of the Building Official,
with the majority of the buildings situated on lots within 155 metres of the lot to
which the building is proposed to be located.
91.
A building that does not conform to the requirements of Section 90(b) may be moved
pursuant to the provisions of this Part if the owner:
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(a)
submits plans showing the changes required in order to make the building
architecturally compatible with the majority of the buildings situated on lots within
155 metres of the lot on which the building is proposed to be located; and
(b)
deposits with the City, security in the amount of the estimated cost of changes
required to make the building compatible as hereinbefore provided and to complete
any other work required under this section. In the event that the required work is
not completed within one year from the date of the permit, such deposit shall be
forfeited to the City and the City may give the owner notice to have the premises
vacated and to move the building from the lot to which it had been moved.
92.
The provisions of Sections 90 and 91 shall not apply if:
(a)
the building being moved is to be used as a dwelling;
(b)
the lot onto which the building is to be moved is:
(i)
located within the Agricultural Land Reserve;
(ii)
designated "Agricultural" in Surrey Official Community Plan Bylaw, 2013,
No. 18020, as amended, ;
(iii)
zoned to permit agricultural uses;
(iv)
a minimum of 2.0 hectare in area; and
(c)
the moved building is sited such that is has a minimum separation of 100 metres
from every point along the boundary separating lands designated "Agricultural" in
the Surrey Official Community Plan Bylaw, 2013, No. 18020, as amended from lands
with any other Official Community Plan designation.
93.
No building shall be moved unless the owner of such building has entered into an
agreement with the City to complete all required work at its new location in compliance
with the Building Code, this Bylaw and all other applicable enactments and provides to the
City a security in a form satisfactory to the City equal to the value of such work. All work
shall be completed within one calendar year from the date of the permit.
94.
Notwithstanding Sections 90, 91 and 93, a building that is the subject of a heritage
revitalization agreement, which contemplates the move of the building, may be moved in
accordance with the conditions of the heritage revitalization agreement to a location within
the City.
Part 18A - Hazardous Lands
94.1
Prior to the issuance of a building permit for work within hazardous lands, where the
proposed work constitutes a subdivision, land alteration or land clearing activity, or
construction of, addition to, or alteration of, buildings or structures, the owner shall:
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(a)
provide a copy of any required Hazard Land Development Permit; and
(b)
register and provide a copy of any required covenants, pursuant to Section 219 of the
Land Titles Act, ensuring any issues regarding construction on steep slopes or in
floodplains are addressed and are acceptable to the City of Surrey.
94.2
Notwithstanding Section 94.1, it is the responsibility of the property owner to ensure that
buildings or structures will be safe from water, including, but not limited to, any infiltration
or water action caused by surface runoff or underground seepage etc.
94.3
Notwithstanding Section 94.1, it is the responsibility of the owner to ensure that buildings
or structures will be safe from unstable slope conditions, either above or below the proposed
development, and whether caused by development or not.
94.4
No habitable building shall be constructed, reconstructed, moved or extended so as to have
a minimum floor elevation of less than 0.3 metres (0.98 feet) above the 100 year return
hydraulic grade level (as determined by a registered member of the Association of
Professional Engineers and Geoscientists (APEG) of British Columbia) of the storm sewer,
ditch, pond or other drainage facility to which it drains.
94.5
The minimum elevation of a building or structure shall be taken at the underside of the
lowest floor joists or the top of slab elevation for slab-on-grade construction, or whichever
is lower, supporting any space or room, that is used for:
(a)
habitable purposes:
(b)
public assembly; or
(c)
business.
94.6
For buildings housing livestock, the following regulations apply:
(a)
open-sided livestock buildings or structures: do not require flood proofing by
elevation; and
(b)
closed-sided livestock buildings or structures: shall be located with the underside of
the wooden floor system or the top of the pad no lower than one metre (1.0 m) above
the natural ground elevation surrounding the building or structure.
94.7
The installation of major electrical switchgear, furnaces or other fixed equipment
susceptible to damage by water must be at or above the floodplain elevation, as designated
by the Provincial Government.
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Part 19 - Penalties and Enforcement
95.
Any person who:
(a)
contravenes;
(b)
suffers or permits any act or thing to be done in contravention of; and/or
(c)
neglects to do or refrains from doing anything required to be done pursuant to;
any provision of this Bylaw or any notice or order issued under this Bylaw, commits an
offence punishable on summary conviction, and for each offence shall be liable to a fine not
exceeding the sum of $50,000, or to a term of imprisonment not exceeding six months, or
both.
95.1
Each day that a violation is permitted to exist shall constitute a separate and distinct offence.
96.
Any person who fails to comply with any order or notice issued by the Building Official, or
who allows a violation of this Bylaw to continue, contravenes this Bylaw.
97.
The Building Official may post a stop work notice where work is proceeding in
contravention of the Building Code or this Bylaw.
98.
The owner of a lot on which a stop work notice has been posted, and every other person,
shall cease all construction activities on the lot immediately. No work shall be done on the
lot except that which the Building Official agrees, in writing, is necessary to remove hazards
or to mitigate undue damage arising from exposure to the elements. Work on the site, in
general, may only resume once compliance has been achieved in respect of all applicable
provisions of this Bylaw and the Building Official has rescinded, in writing, the stop work
notice on the lot.
99.
Where a person occupies a building or part of a building in contravention of this Bylaw, the
Building Official may post a no occupancy notice on the affected part of the building.
100.
No owner or person shall occupy a building or part of a building upon which a no occupancy
notice has been posted, or a building that has not received an occupancy permit.
101.
Every person who commences construction that requires a permit pursuant to this Bylaw
without first obtaining the permit shall, in advance of the issuance of the permit by the
Building Official and in addition to the normal permit fee payable in accordance with
Schedule "A", pay an additional charge equal to 100% of the permit fee.
101.1
A site visit fee payable in accordance with Schedule "A", Section C.4, will be imposed as set
out in that Section
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102.
If any fees imposed pursuant to this Bylaw are due and payable by December 31st and are
unpaid on that date, they shall be added to and form part of the taxes payable on the
property to which the fees apply as taxes in arrears
Part 20 - Severability
103.
If a portion of this Bylaw is held invalid by a court of competent jurisdiction, then the invalid
portion must be severed and the remainder of this Bylaw is deemed to have been adopted
without the severed section, subsection, clause or phrase.
Part 21 - Commencement and Transitional Provisions
104.
This Bylaw will come into force on January 15, 2013.
105.
If a complete application for a permit, including, among other requirements, all necessary
plans, documentation and fees, has been received by the City prior to January 15, 2013, then
the provisions of Surrey Building Bylaw, 1987, No. 9011, as amended, will apply to the
construction that is the subject of the permit, provided that the construction is started
within six months from the date of issuance of the permit. If the construction is not started
within six months from the date of issuance of the permit, then the permit will become void
and the provisions of this Bylaw will apply to any subsequent application for a permit.
Part 22 - Repealed Bylaws
106.
The following bylaws are hereby repealed:
"Surrey Building By-law, 1987, No. 9011" and all amending by-laws thereto.
107.
Despite the repeal of the bylaws set out in Section 106, if this Bylaw provides for the
continued application of the bylaws, the bylaws are deemed to be continued for this
purpose.
PASSED FIRST READING on the 10th day of December, 2012.
PASSED SECOND READING on the 10th day of December, 2012.
PASSED THIRD READING on the 10th day of December, 2012.
RECONSIDERED AND FINALLY ADOPTED, signed by the Mayor and Clerk and sealed with the
Corporate Seal on the 14th day of January, 2013.
________________________________MAYOR
________________________________CLERK
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Schedule "A"
"Surrey Building Bylaw, 2012, No. 17850"
(All fees are subject to applicable taxes)
A. Building Fees
1. Building Permits
Before receiving a building permit for any building or structure,
the owner shall pay to the City the following fee:
(a) Minimum permit fee for the first $1,000 of building value.
$64.00
(b) For each subsequent $1,000 of building value or portion
thereof over $1,000 and up to a value of $200,000
$15.00
(d) For each subsequent $1,000 of building value or portion
thereof over $200,000 and up to a value of $500,000
$11.74
(d) For each subsequent $1,000 of building value or portion
thereof over $500,000
$10.64
2. Ancillary Permits and Services
(a) For site visit, inquiry or feasibility study prior to the moving
of a building or structure
$224.00
(b) For demolishing a building or structure
$601.00
(c) For the erection of any auxiliary space heating appliances
and appurtenances or chimney
$119.00
(d) For transfer of a building permit owner or builder
$192.00
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(e) Where a permit has been issued and the owner desires to
make changes to the drawings.
Where the permit application information and supporting plans
are inadequate. Supporting plans will be deemed inadequate
when there are substantial deficiencies, errors and/or omissions
in the submitted documents/plans.
$333.00 per hour (one hour
minimum)
$333.00 per hour (one hour
minimum)
(f) For review of alternative solution reports
$676.00
(g) Extension of building permits
$361.00
(h) Replacement of building permit drawings (Plans 24' x 36")
Large plotter
Retrieval fee $100.00
+ $25.00 additional per
printed sheet
(i) Other Plans/Drawing Records - obtained from microfiche
or Laserfiche
(i) Photocopies (letter, legal)
$0.30
(ii) Photocopies (tabloid)
$5.00
(j) Comfort Letters
(i) Residential
(ii) Multi-residential/Commercial/Industrial Base
(iii) Per Unit (Additional)
(iv) Others (i.e., Environmental)
$300.00
$601.00
$192.00
$261.00
(k) Building Records research
(i) Search Plans/Drawings
(Commercial/Industrial/Multi-family) - Flat fee
(ii) Copy of Building Permit (Includes Issuance Date) -
per unit
(iii) Square footage of building - per unit
(iv) Final occupancy date - per unit
$46.00
$28.00
$28.00
$28.00
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(v) Copy of Survey Certificate - per unit
(vi) Oil/Gas/Septic tank - per unit
(vii) Inspection Notes - per unit
$28.00
$28.00
$28.00
(l) Plans Requests for Multi-
Family/Commercial/Industrial/Institutional
(i) Full set/multiple units Base (excludes individual Tenant
Improvements
(ii) One Unit (including single Tenant Improvement), per unit
Printed pages
(additional fee per page)
$300.00
$150.00
$25.00 per page (24"x36")
$5.00 per page (11"x17")
(m) Plans Request for Single family Dwelling
(i) Printed pages
(additional fee per page)
$100.00
$25.00 per page (24"x36")
$5.00 per page (11"x17")
(n) Strata Conversions
$1,097.00
(o) Permit Fee - Tent:
For Event tents larger than 20' x 20' (400 square feet)
$191.00
(p) Permit Fee - Solar Panel
$191.00
(q) Revision prior to issuance of permit (single family and duplex
buildings):
New drawings submitted when Permit is "ready for
issuance" (or issued):
a) Where on the required initial payment of
the plan processing fee has been paid under
Section B.
b) If new Drawings are submitted, a new
Building Permit fee estimate will be
calculated.
$192.00
15% of the total permit fees
owing on the "ready for
issuance" permit will be
collected.
Minimum payment of the
plan processing fee under
Section will be required as
payment, prior to review.
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c) Where the full amount of the estimated
Building Permit Fee has been paid.
d) Where a permit application is cancelled,
the initial payment of the plan processing
fee is non-refundable.
A credit of 50% of the
amount will be credited
towards the estimated
amount owing for issuance
of a new Building Permit.
The minimum payment
will be the plan processing
fee under Schedule B after
the credit has been
applied..
(r) "Minor building field design/construction revisions"
$66.00
(s) Early processing fee for building permit applications
submitted in advance of subdivision approval
20% of the total permit fee
B. Initial Payment of the Plan Processing Fee for the Building Permit Applications
Effective August 1, 2025, building permit applications must include a non-refundable initial payment of
the plan processing fee based on the declared value of construction, submitted by or on behalf of the
owner, as follows:
Declared Value of Construction
Initial Plan Process Payment
(Non-Refundable)
$0 - $19,999.99
$50
$20,000 - $99,999.99
$150
$100,000 - $999,999.99
$700
$1,000,000 - $4,999,999.99
$5,500
$5,000,000 and over
$25,000
The initial payment of the plan processing fee will be credited toward the total building permit fee
due under Section A. Full payment of the remaining permit fee balance is required prior to issuance of
the initial plan processing fee permit.
Where one or more letters of assurance from a registered professional are required, the initial plan
processing fee is to be reduced by 10% to a maximum deduction of $500.00.
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C. Site Visit Fees
1. Site Visit Requests
Where an owner applicant requests a building review not
provided for in the fee schedule, or a site visit is required to
assess the status of a property, the fee shall be:
(a) during normal working hours
$240.00 per hour
(one hour
minimum)
(b) after hours during which the offices of the City hall are
normally open, the fee, in addition to other required fees,
to be based on the time actually spent in making such site
visit, including travelling time
$835.00 plus
$240.00 per hour for
each hour or part
thereof beyond the
first four hours
2. Site Re-Visit Requests
(a) A site re-visit fee will be imposed whenever a building
review was called for and the work to be reviewed was not
ready for building review. Building reviews not ready shall
be deemed to include any review called for where the work
to be reviewed was not complete or where there was a
substantial number of deficiencies which indicated that
the work was not checked over prior to calling for review
$240.00
(b) For second and further site visit subsequent to a site re-
visit in paragraph (a)
$240.00 per site
visit
3. Community Care Facilities
$156.00
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4. Site Visit to Determine Compliance
Where non-compliance with this Bylaw or any orders or
notices issued under this Bylaw is detected at a site by the
Building Official, By-law Enforcement Officer, and/or a City
employee responsible for site visits under this Bylaw, a site
visit fee will be imposed on the owner for visits by the Building
Official, By-law Enforcement Officer, and/or City employee to
a site to assess compliance with this Bylaw or any orders or
notices issued under this Bylaw. This fee will be imposed
regardless of whether the site visit was requested by the
owner.
$240.00 per site visit
D. Refunds
Where a building permit or application is cancelled, a refund on permit fees will be issued on the
following basis, up to the amount of the non-refundable initial payment:
1.
Where a permit has been applied for, but not issued and the
plans have been reviewed:
65%
2.
Where a permit has been issued, but where construction has
not started:
50%
Schedule "B"
"Surrey Building Bylaw, 2012, No. 17850"
A.
Energy Step Code Step requirements
Building Type
Building permit application received on or after
April 1, 2019 up to and
including
December 31, 2020
January 1, 2021
Buildings subject to Part 9 of the Building Code
single family dwelling, duplex, semi-
detached residential building, and
dwelling units
Step 1
Step 3
row housing building and multiple-unit
residential buildings
Step 1
Step 3
Buildings subject to Part 3 of the Building Code
Group C Residential occupancy
Step 3
OR
Step 2 for buildings complying with the Low-Carbon Energy
System Pathway
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Group D Business and personal services
occupancy
Step 2
Group E mercantile occupancy
Step 2
B.
LCES Pathway GHGI requirements
Building Type
Building permit application received on or after
April 1, 2019 up to and including
December 31, 2020
January 1, 2021
Buildings subject to Part 3 of the Building Code
Group C Residential occupancy
6kgCO2e/m2a
C.
LCES Pathway eligible low-carbon energy system types
LCES Type 1: Utility-Owned On-Site LCES
This type refers to a new utility-owned LCES located on-site within a development.
LCES Type 2: Utility-Owned District LCES
This type refers to a utility-owned district-scale LCES.
LCES Type 3: User-Owned On-Site LCES
This type refers to an on-site system that supplies low-carbon energy and meets the following
requirements:
(a)
the system seasonal average co-efficient of performance > 2;
(b)
the modelled GHGI < (GHGI limit - 33%); and
(c)
any natural gas fired peak demand heating equipment is sized appropriately and is to
augment the primary low-carbon system under peak demand conditions.
D.
LCES Pathway administration requirements
The General Manager, Planning and Development may from time to time establish forms, processes
and similar administrative requirements in relation to an LCES Pathway:
(a)
evidence that a utility will purchase a LCES;
(b)
evidence that the ownership of the LCES has transferred to a utility;
(c)
evidence of long-term energy service;
(d)
evidence that the applicant has experience with other similar successful energy systems;
(e)
evidence of long-term supply of low-carbon energy;
(f)
annual reporting;
(g)
maintenance, warranty, and optimization contract(s);
(h)
long-term, owner-funded maintenance contract(s); and
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(i)
funding structure for long-term maintenance of strata-owned energy systems.
E.
Energy Step Code transitional provisions
1.
The Energy Step Code requirements in this Schedule "B" shall not apply to building permits
that are:
(a)
in-stream on the effective date and
(b)
on lands, other than nose zoned single family (or single family with suite) or proposed
to be zoned single family (or single family with suite), with a precursor application
that was in-stream on the effective date and for which a complete application for a
related building permit is submitted, to the satisfaction of the Building Official,
within one year of the effective date,
in which case the building will be subject to the energy requirements in the Building Code in
force immediately before April 1, 2019.
2.
For the purposes of this Schedule "B" the following definitions shall apply:
"complete application" means, in the case of a building permit, an application which meets
the requirements of an in-stream application and for which:
(a)
Council has approved any applicable rezoning and/or development permit and/or
development variance permit;
(b)
all required off-site legal encumbrances relating to engineering services have been
registered at the Land Title Office on title to the subject property;
(c)
any plan, including a plan of subdivision, consolidation, or road dedication, that
would affect the legal description of the subject property has been registered at the
Land Title Office on title to the subject property; and
(d)
all applicable fees and levies have been paid.
"effective date" means the date on which this Schedule "B" comes into force, which is April 1,
2019.
"in-stream" means, in reference to an application, not determined, rejected or withdrawn
and:
(a)
in the case of an application for building permit, one for which the application form
has been completed, the application fee has been paid, and all required supporting
documentation including all applicable architectural, structural, plumbing,
electrical, mechanical and site drainage drawings necessary to make the application
complete has been submitted and accepted by the City as a legitimate application;
(b)
in the case of a rezoning application, one for which the application form has been
completed, the application fees have been paid and all required supporting
documentation necessary to make the application complete has been submitted and
accepted by the City as a legitimate application; and
(c)
in the case of an application for development permit, one for which the application
form has been completed, the application fees have been paid and all required
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supporting documentation necessary to make the application complete has been
submitted and accepted by the City as a legitimate application.
"issuable" means, in the case of a building permit, an application which meets the
requirements of an in-stream application and for which:
(a)
Council has approved any applicable rezoning and/or development permit and/or
development variance permit;
(b)
all required off-site legal encumbrances relating to engineering services have been
registered at the Land Title Office on title to the subject property;
(c)
any plan, including a plan of subdivision, consolidation, or road dedication, that
would affect the legal description of the subject property has been registered at the
Land Title Office on title to the subject property;
(d)
all review comments arising from the building permit application review process
have been addressed to the satisfaction of the City; and
(e)
all applicable fees and levies have been paid.
"precursor application" means, in relation to a building permit, that there is an:
(a)
in-stream development permit application and that the development authorized by
the building permit is entirely within the area of land that is subject to the
development permit application; or
(b)
in-stream rezoning application and that the development authorized by the building
permit is entirely within the area of land that is subject to the rezoning application."