Home Renovations and Basements

Main page content begins here

Includes work such as interior alterations, kitchens, bathrooms, windows, exterior doors, structural and framing changes.

Before You Apply

Do I need a permit?

Permits are required for common renovation projects such as:

Changing the exterior finish material of a house
Adding or changing the size of a window or exterior door
Building or finishing a living/recreation room, bedroom or bathroom
Repairs due to fire or flood damage
Changing the exterior wall to accommodate a new fireplace, such as bump-out, cantilever or chimney chase
Structural changes

Please note:

For adding separate living quarters inside a home, see Secondary Suites
For renovations that add floor area (square footage) to a home, see Additions
For solar panels or geothermal systems, see Renewable Energy Systems

Permits are not required for maintenance or minor cosmetic upgrades such as:

Replacing flooring, painting, installing kitchen cabinets
Replacing roof shingles
Replacing windows of the same size
Replacing the exterior finish of a house with similar materials (such as replacing existing vinyl siding with new vinyl siding)

Why are permits important?

Permits and licences are an important part of guiding development and achieving the safe, inclusive, vibrant and walkable city envisioned by The City Plan.

Development permits (zoning approval) ensure your structures are allowed and fit in with the surrounding neighbourhood in accordance with the Zoning Bylaw.

Building and trade permits ensure that what is built is safe and that design and construction is done in accordance with Alberta Safety Codes Act.

Unsure Which Permits You Need?

Use the residential permit guide to help determine which permits you need and an estimate of fees before you apply.

Access The Guide

Building Permits provide permission to begin construction. Starting construction without written permission can result in stop work orders, fines and/or administrative penalties.

Who can apply?

Homeowners can apply for home improvement permits or have their contractors apply for the permits on their behalf.
Homeowners must live in their home in order to apply for Homeowner heating and ventilation, plumbing, gas, and electrical trade permits. Otherwise, a certified trade contractor must apply for the permit.
A certified trade contractor is required to apply for heating and ventilation, plumbing, gas, and electrical trade permits when the homeowner doesn’t live in the home or the home shares a wall with a neighbour (duplex, semi-detached, row townhouse, condominium).

Fees & Processing Times

Most projects require a development permit and a building permit. City staff will determine which permits and fees apply.

Starting work without permit(s) is subject to penalties.

Each application is unique. Typical applications involve the following fees:

Fixed Price Application Fees

Effective January 1, 2024

Basement Renovation Permit Fee
Development Permit Fee	$0(*)
Building Permit Fee	Minimum $115 (Based on construction value)
Safety Codes Permit Fee (4% of Building Permit Fee)	Minimum $4.60 (Based on construction value)
Total Permit Fee	Minimum $119.60

*Development Permit fees for interior renovations are $0, provided the work does not: result in a change to the number of dwellings, or increase in number of sleeping units in a lodging house, or introduce a new use. Projects that include exterior renovations are subject to a $185 Development Permit fee.

Construction Values and Building and Safety Code (Trades) Permit Fees

Building permit and safety code fees are based on construction value. Construction value includes:

Building components (all materials used in the construction of the building, including all building services, electrical, fire alarm and detection systems, and fire protection equipment)
Plumbing components (fixtures, drainage system, venting systems, water systems or any part thereof)
Electrical components
Heating components (systems and equipment for heating, ventilating and air-conditioning)

Note: Construction value does not include furnishings, rugs, floor coverings or curtains.

See the 2024 Residential Permits and Fees (effective January 1, 2024) for more information.

Additional fees may apply.

Payment
There are several ways to make a payment.

Application Processing Times
Application processing times can be found on the development and construction application processing times webpage in the home improvement permits section.

You can also visit the building permit queue time webpage for general building permit processing wait times or check the status of your specific application by visiting the project dashboard in selfserve.edmonton.ca.

Tips & Professional Support

Ensure that your application is complete and meets all requirements outlined in step 1 below to avoid application processing delays.
Consider hiring a contractor or other professional support to help with the design and construction of your project.
Be mindful of construction safety considerations, such as being aware of and not damaging gas or other utility line locations. CLICK-Before-You-Dig or DIAL-Before-You-Dig: 1(800)-242-3447 for no-cost utility marking.
Don’t start construction until you receive your approved permits.
Projects may require both a development permit and a building permit. Separate permits are required for heating and ventilation, plumbing, gas or electrical work.
Plans for heating and ventilation, plumbing, gas or electrical systems are not reviewed prior to the issuance of permits, as code compliance is verified during inspections. Homeowners and/or contractors are responsible for ensuring that the design and construction meets code.

Hiring Professional Support

Homeowners are encouraged to consider hiring professional contractors and designers to assist with the project, if they are not well versed in the type of work. Professional contractors and designers can help make the application process smoother by designing your project and drawing your plans so they meet requirements as well as applying for permits on your behalf.

We recommend using a contractor experienced in the type of project proposed. Working without an experienced, certified professional may significantly increase the application review processing time as City staff may require you to modify your plans to comply with regulations.

Where structural changes are included, such as load bearing walls, engineer stamped drawings may be required. The plans and drawings submitted must meet application criteria and include a comparable level of detail as found in the sample plans (see step 1 below for details).

Why you need a development permit
Development permits ensure your projects are allowed and fit in with the surrounding neighbourhood as per the Zoning Bylaw.

Why you need a building permit
Building and trade permits ensure that what is built is safe and that design and construction are done following the Alberta Safety Codes Act.

Why permits are important
Permits are an important part of guiding development and achieving the safe, inclusive, vibrant and walkable city envisioned by The City Plan.

Permits allow you to begin construction. Starting work without written permission can result in stop-work orders, fines or administrative penalties.

STEP 1: Plan Your Project and Prepare Documents

Review the following sections to guide your application preparation. There are different application requirements for different types of renovations.

Please note:

For adding separate living quarters inside a home, see Secondary Suites
For renovations that add floor area (square footage) to a home, see Additions
For solar panels or geothermal systems, see Renewable Energy Systems

Interior Renovations

Interior renovations are any changes to the inside of a home including:

Building or finishing a living room, bedroom, or bathroom
Finishing a basement

Floor Plan

Floor plans show the layout of the inside of your home. A detailed floor plan of the renovation proposal is required to make sure the application follows the zoning bylaw and building code requirements.

The floor plan of proposed renovation must include:

Property address
The layout of the renovation area includes stairs, doors, and windows.
Room labels (eg. bedroom, bathroom, living room, storage, etc).
Bedroom window labels including dimensions and window style (eg. awning windows, sliders, basement hopper windows, etc).
The layout of the existing room (required if you are adding, removing, or changing the walls).

Sample Floor Plan - Hand Drawn

Structural and Engineering Documents

If there are changes to the structure of the house (beams, posts supporting beams, load-bearing walls, floors, wall opening enlargement or new openings in foundation walls), engineer stamped drawings of the proposed changes are required.

Exterior Renovations

Exterior renovations are any changes to the outside of a home including:

Adding or changing the size of windows or exterior doors
Changing the exterior finish material of a house
Changing the exterior wall to accommodate a new fireplace, such as bump-out, cantilever or chimney chase

Site Plan

The site plan shows the entire existing property. City staff need the site plan to understand where the exterior renovations will happen on site and how it impacts on the property.

A site plan must include:

A north arrow
Property address
Corresponding streets and avenues
Dimensions of property lines
Location, measurements, and setbacks of proposed and existing buildings and structures
Applicable caveats, covenants, easements

Drawing Tips:

Draw on a real property report, plot plan, or graph paper
Metres or feet/inches are accepted. Please use units consistently

Sample Site Plan

Elevation Drawings

Elevation drawings show the exterior of your house from all sides including finishing materials for walls, location of doors, windows, and their dimensions. City staff need elevation drawings to understand how the exterior renovation will change the look of the house.

Elevation drawings must:

Show existing exterior walls and proposed renovations, including any windows and doors, and their dimensions.
Specify finishing materials for walls (e.g., brick, stucco), roof (e.g., asphalt shingle, concrete tile), fascia, soffit, etc.
Provide dimensions of:
- grade to top of finished main floor
- top of the finished main floor to the eave
- eave to roof ridge (highest point)
- see Section 5.70 (Measuring Height and Grade) of the Zoning Bylaw for specific requirements, definitions and diagrams
Provide details about the intended changes, the materials involved, methods of installation or construction, and any supporting documentation for materials not found in Alberta Building Code.

Floor Plan

Projects involving exterior renovations where windows and doors are being added, removed or changed require a floor plan in addition to the site plan and elevation drawings.

Floor plan shows the layout of the inside of your home. City staff need a detailed floor plan to make sure your application follows the zoning bylaw and building code requirements.

Note: Floor plans are not required if you are not changing windows and doors on the exterior of your home.

The floor plan of proposed renovation must include:

Property address
The layout of the renovation area includes stairs, doors, and windows.
Room labels (eg. bedroom, bathroom, living room, storage, etc.)
Bedroom window labels including dimensions and window style (eg. awning windows, sliders, basement hopper windows, etc).
The layout of the existing room (required if you are adding, removing, or changing the walls)

Sample Floor Plan - Hand Drawn

Structural and Engineering Documents

Fire or Flood Repair or Restoration

Restoration projects must provide the following documents in addition to the interior and exterior renovation application requirements listed.

Please note: When there are damages from a fire or flood or restoration, resulting in more than 75% of the original structures loss, a new house permit application is required.

Restoration Insurance Report

Projects involving a repair or restoration from fire or flood damage require a restoration report to be submitted which outlines the full extent of the damage.

This document includes a detailed description of the repairs being undertaken which will assist City Staff to better understand the scope of the restoration and required compliance with building code regulations.

Structural and Engineering Documents

Depending on the extent of the damage, an engineering report may be required.

For larger scale fires where structural components are affected (joists, trusses, beams), an engineer's review must be provided.
Where manufactured products (joists, trusses and beams) are being replaced, placement diagram(s), design sheets, and supplier’s letter are required.
Where building repairs consist of stick framing, sketches of roofs and/or floors need to be provided to show compliance with NBC(AE):B:9.23.

Step 2: Apply

Submit an application for the building, development and/or trade permits associated with the project once all plans and supporting documents needed are prepared (see Step 1). Submitting an incomplete application can result in delays.

For Homeowners

Use the online self-serve wizard to submit an application.

Apply Online

For Contractors and Professionals

Submit an application for your client under your business account.

Drop off or Mail-In

Drop off or mail in your application to the Edmonton Service Centre. Applicants need to include:

Home Improvement Permit Application Form
1 copy of all required documents for your project

Step 3: After You Apply

City staff will review your application to ensure your project complies with the Zoning Bylaw and the Alberta Safety Codes Act.

Making Changes Before Permit is Issued

Applicants can make changes while the application is in progress. Consult with the City employee assigned to your file.

Please note: changes may be subject to additional fees.

Manage Application

Making Changes After Permit is Issued

Permit holders can request changes after the permit has been issued by visiting the project dashboard.

Please note: additional charges may apply for revisions.

Manage Application

Please Note: additional charges may apply for revisions.

Permit Revisions Managed Online

Cancelling a Permit or Application

Complete and submit the cancellation and refund form if you no longer plan to continue with the work.

Cancellation/Refund Request Form

Replying to a More Information Request

City staff may also reach out to you to request additional information at various stages of the permit application review process.

More Information Requested (MIR) Guide

Step 4: Inspections

Inspection Requirements for Permit Type

Building permit and trade permit inspections are a required part of all residential and commercial construction projects in Edmonton. These inspections allow for proactive and reactive adjustments during construction and help ensure that what is being built is safe and meets minimum code requirements.

Every permit holder is responsible for requesting the required inspections for each stage of project construction. Each inspection on a project will have an outcome of pass or fail and work is not complete until it passes all required inspections. The final building permit inspection should only be scheduled once all other inspections are complete.

Inspections Overview

Permit holders can request an inspection within their self-serve project dashboard under the 'Inspections' heading, or by calling 311.

Learn more about inspections

Need Help?

Contact our Development Services team to get help with your project.

For General Questions

Appointments
Book an appointment for general questions about your project and the permit requirements.

Phone
311 (outside Edmonton: 780-442-5311)

Home Renovations and Basements

Do I need a permit?

Permits are required for common renovation projects such as:

Permits are not required for maintenance or minor cosmetic upgrades such as:

Why are permits important?

Unsure Which Permits You Need?

Who can apply?

Fees & Processing Times

Fixed Price Application Fees

Construction Values and Building and Safety Code (Trades) Permit Fees

Tips & Professional Support

Hiring Professional Support

STEP 1: Plan Your Project and Prepare Documents

Interior Renovations

Exterior Renovations

Fire or Flood Repair or Restoration

Drop off or Mail-In

Making Changes Before Permit is Issued

Making Changes After Permit is Issued

Cancelling a Permit or Application

Replying to a More Information Request

Inspection Requirements for Permit Type

Inspections Overview

Need Help?

For General Questions

Resources

Click Before You Dig