Clearwater building permits: when you need one and how to apply
Do I need a building permit, and how do I apply?
Short answer
In Clearwater you need a building permit for a new home, an addition, any building used for living, a garage or shed of 20 m² or more, and a retaining wall over 1.2 m. The District contracts the Thompson-Nicola Regional District (TNRD) to process applications.
Key facts
| Needed for | A permit is needed for a new home or manufactured home; a garage or shed over 20 m² (215 sq. ft.); any size building used for living; an addition; a commercial, industrial or public building; interior work such as partitions; a sundeck or roofing one; a retaining wall over 1.2 m (4 ft); moving or demolishing a building; a change of occupancy or use.Building Permits and Inspections, District page, list of when a permit is required; Building Regulations Bylaw No. 129, 2014 (PDF, consolidated to May 4, 2021), s. 6.1; s. 1.5(b) · Wording matched the official text retrieved 2026-11-08Official wordingconstruct a new home or install/place a manufactured home; construct any size building which serves a habitable use such as a bunkhouse or tiny home; construct a sundeck; construct a retaining wall more than 1.2 metres (4 feet) in height; change of occupancy or use of a building or part thereof construct a new accessory building such as a garage or storage shed greater than 20 square metres (215 square feet) in size; construct a commercial, industrial or public use building; enclose a porch or roof over a sundeck; A permit is required whenever work regulated by this bylaw is to be undertaken. single-storey accessory buildings less than 20 m² (215 ft²) in building area; |
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| Not needed for | Bylaw 129 s. 1.5 does not apply to: single-storey accessory buildings under 20 m² (215 sq. ft.); unroofed decks at single or two-family dwellings 600 mm (24 in) or less above the ground; farm buildings of low human occupancy under 600 m² on land assessed as Farm; buildings exempted by the Building Code. The District page gives a smaller exemption (see note).Sources differ: Conflict: the District's Building Permits page says a detached accessory building under 10 m² (107 sq ft) and 4.5 m high on a lot with a single family dwelling is exempt. The bylaw (consolidated to May 4, 2021) exempts single-storey accessory buildings under 20 m². Bylaw followed. The TNRD guide for dwellings lists 10 m² for municipalities and 20 m² / 55 m² for TNRD electoral areas. Setbacks in the Zoning Bylaw apply even without a permit.Building Regulations Bylaw No. 129, 2014 (PDF, consolidated to May 4, 2021), s. 1.5; Building Permits and Inspections, District page note · Wording matched the official text retrieved 2026-11-08Official wordingsingle-storey accessory buildings less than 20 m² (215 ft²) in building area; unroofed decks attached to or adjacent to single and two-family dwellings if the deck surface is 600 mm (24 in) or less above the adjacent ground level. Low-Human Occupancy farm buildings less than 600 m² (6458 ft²) in building area, A detached accessory building less than 10 m2 (107 sq ft) and 4.5 m (14 ft 9 in) in height |
| How to apply | The District contracts with the Thompson-Nicola Regional District (TNRD), so building permit applications, forms and enquiries are processed through the TNRD. Use the Building Permit Application form on the District's page. The Building Inspector's office is by appointment, Tuesdays and Thursdays 11 a.m. to 12 p.m.; call 250-319-6253.Building Permits and Inspections, District page · Wording matched the official text retrieved 2026-11-08Official wordingbuilding permit applications, forms, submissions, and related inquiries are processed through the TNRD. Tuesdays & Thursdays 11 am – 12 pm. To Schedule an appointment call 1.250.319.6253. |
| What to submit | For a dwelling: the building and plumbing permit application, Homeowner Protection Office (HPO) registration, corporate registration if required, and two sets of building plans including site plan(s), foundation, cross-section and an energy model or prescriptive energy calculations.Dwelling Application Checklist · Wording matched the official text retrieved 2026-11-08Official wordingBuilding and Plumbing Permit Application* HPO registration TWO SETS OF BUILDING PLANS, INCLUDING: Corporate Registration/summary (if required) |
| Processing time | Not confirmed. The District's pages do not state a processing time. |
| Inspections | Inspections are booked with the TNRD: use the online form at tnrd.ca or call the 24-hour inspection line, 250-377-7076, by 12 p.m. on the business day before. Bylaw 129 requires at least one working day's notice. Quote the permit number. A $50 re-inspection fee applies if work is incomplete.Guide to Building Permit Applications for Dwellings, Guide, What types of building inspections are required?; Building Regulations Bylaw No. 129, 2014 (PDF, consolidated to May 4, 2021), s. 15.4 · Wording matched the official text retrieved 2026-11-08Official wordingrequest no later than 12pm on the business day prior to the scheduled inspection day. or call the 24 hour inspection request line: 250-377-7076 a $50 re-inspection fee is charged The owner, or his or her agent, shall give a minimum of one working day notice of the |
| Contact | Building Inspection, Thompson-Nicola Regional District (contracted): 250-377-8673 (toll free 1-877-377-8673), building@tnrd.ca. Clearwater Building Inspector's office: by appointment, Tuesdays and Thursdays 11 a.m. to 12 p.m., 250-319-6253.Building Permits and Inspections, District page; Dwelling Application Checklist, Dwelling Application Checklist header · Wording matched the official text retrieved 2026-11-08Official wordingIf you require a building inspection, contact 1.877.377.8673 and ask for Building Inspection. To Schedule an appointment call 1.250.319.6253. Building Inspection Department T 250.377.8673 Type of Dwelling: ☐ Single Family Dwelling ☐ with suite 300-465 Victoria Street E building@tnrd.ca ☐ Duplex ☐ 2nd or Additional Dwelling Kamloops, BC | V2C 2A0 tnrd.ca See next page for an explanatory guide to this checklist |
| Bylaw | District of Clearwater Building Regulations Bylaw 129, 2014Building Regulations Bylaw No. 129, 2014 (PDF, consolidated to May 4, 2021), s. 1.1 · Wording matched the official text retrieved 2026-11-08Official wordingDistrict of Clearwater Building Regulations Bylaw 129, 2014 |
How it works
The District of Clearwater contracts with the Thompson-Nicola Regional District (TNRD), so building permit applications, forms and questions go through the TNRD. District zoning and bylaws still apply to your property. The rules are in the District's Building Regulations Bylaw No. 129.
The District lists these as needing a permit:
- a new home or manufactured home
- an addition
- any building used for living, of any size
- a garage or shed over 20 m² (215 sq. ft.)
- a commercial, industrial or public building
- interior work such as partitions
- a sundeck, or roofing one
- a retaining wall over 1.2 m (4 ft)
- moving or demolishing a building
- a change of occupancy or use
The bylaw does not apply to single-storey accessory buildings under 20 m², unroofed decks at single or two-family homes 600 mm (24 in) or less above the ground, farm buildings of low human occupancy under 600 m² on land assessed as Farm, or buildings the Building Code exempts. Zoning setbacks apply even when no permit is needed.
Steps
- Check the zoning for your lot (see the zoning-lookup answer).
- Use the Building Permit Application form on the District's page. For a dwelling, also use the checklist and guide posted there.
- Submit it through the TNRD. Call 250-377-8673 or email building@tnrd.ca. The page does not state an online portal.
- Pay the fees and pick up the permit when the TNRD calls you.
- Book inspections with the TNRD, by the online form at tnrd.ca or the 24-hour line, 250-377-7076, by 12 p.m. on the business day before. Give your permit number. The bylaw requires at least one working day's notice.
Good to know
- The District's page says an accessory building under 10 m² and 4.5 m high is exempt; the bylaw says under 20 m². We followed the bylaw. Confirm with the TNRD before you build.
- A two-storey accessory building appears to need a permit at any size.
- A $50 re-inspection fee applies if the work is not ready.
- The TNRD guide also mentions a Site Disclosure Statement for excavation on contaminated sites.
What you'll need
- Building and plumbing permit application
- Homeowner Protection Office (HPO) registration, and corporate registration if required (dwellings)
- Two sets of building plans with site plan, foundation, cross-section and an energy model or prescriptive energy calculations (dwellings)
Official forms and pages
The same question in other places
Barriere · Sun Peaks · Chase · 100 Mile House · Kamloops · Sicamous
Building permits in British Columbia: how to apply, by municipality →
Sources
- Building Permits and Inspections, District of Clearwater (read 2026-11-08)
- Building Regulations Bylaw No. 129, 2014 (PDF, consolidated to May 4, 2021) (read 2026-11-08)
- Dwelling Application Checklist (PDF) (read 2026-11-08)
- Guide to Building Permit Applications for Dwellings (PDF) (read 2026-11-08)
Checked by script, not yet by a person: the official wording behind 7 of 8 facts was matched to the official text; 1 could not be confirmed. How answers are checked.