Learn about the many types of permits including, definitions, requirements, inspections and fees.
New Commercial & Large Scale Residential Construction
- General Information
-
This category includes Institutional, Commercial, and Industrial structures of any size. A Multi-Unit Residential building is also included in this category but must be more than 3 storeys in building height or have a building footprint area exceeding 600 square meters.
- When is a Permit Required
-
A Building Permit is always required for construction of a new building that will be occupied.
- Required Documents
-
Supporting documents are always required as part of making a permit application. Larger buildings usually require professional designs.
For smaller buildings the following documents are usually required:
Construction Plan
Consists of a Floor Plan that shall show the interior layout of each floor including:
- footing, foundation and wall locations
- rooms labelled with proposed uses with full dimensions
- location of plumbing and electrical fixtures, drains, heating and ventilation appliances all smoke alarms and carbon monoxide detectors
- size, space and span of all framing members, including decks, steps and stairs
- total area by floor, and the total area of the proposed building
A Roof Plan that shall include:
- layout showing of roof structure, roof slopes, hips/valleys/peaks and ventilation outlets
- detailed information about beams and columns supporting loads
A Cross Section that shall be through an exterior wall from the footing to the roof and show:
- footing and foundation wall size, and exterior grade above basement floor
- all floor, roof, and wall assemblies
Construction Details and Notes such as all sources of heating, ventilation or other mechanical systems shall be included
Site Plan
Must include lot dimensions and the footprint of the building, and any projections such as decks, roof overhangs and doorsteps. Also indicate the proposed building’s distance from all property boundaries, the location and dimensions of the driveway, existing buildings and setbacks to existing buildings.
Include watercourse buffer and coastal area information (calculated in accordance with the applicable land use by law), when required.
When the building is within the HRM service boundary include:- Wastewater, Storm-water and Water Service Laterals
- Fire Department connection locations
- Hydrant locations
Elevations
- dimensions of all sides of the structure and include finished grade, overall height to the highest point of the roof and the slope of the roof.
- exterior finishes, window and door type, sizes and locations, including the height of window sills above floor level.
- total area of each exposed building face, the area of window, door and hood openings, and required limiting distance if known.
- location and dimension of exterior decks, stairs, guards and handrails.
Documents usually required outside of Municipal Services
On-Site Sewage Disposal System Notification Letter - Confirmation from Nova Scotia Environment that a qualified person has designed an On-Site Sewage Disposal System for the property.
NS Transportation Infrastructure Renewal Approval - For Provincially-owned roads, approval from Nova Scotia Transportation and Infrastructure Renewal is required prior to work on the roadway or within the highway right-of-way, including installing a driveway or erecting a structure within 100 metres of any highway.Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Required Inspections
-
During various stages of construction, building and plumbing inspections will be required. At the time the permit is issued, HRM will identify the stages of construction which must be inspected by municipal staff.
- Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols.
New Residential Structure - New House
- General Information
-
A new dwelling, such as a detached house, semi-detached house or row house must to be built to meet minimum public health, fire and structural safety, adaptability design and property protection standards. Permits and inspections are required to ensure that these standards are met so that the home will provide a safe and healthy environment.
ExploreHRM is an interactive map that can be a helpful tool to learn more about a property.
- When is a Permit Required
-
As outlined in the Nova Scotia Building Code Regulations, and the HRM By-Law B-201 Respecting the Building Code, a Building Permit is always required for construction of a new residential structure, like a house.
Other related General Permits will also be required to accompany the Project. Those General Permits could include, Lot Grading, Water, and Right of Way - Development.
- Required Documents
-
Supporting documents are always required as part of making a permit application. The following documents are usually required:
Construction Plan
Consists of a Floor Plan that shall show the interior layout of each floor including:
- footing, foundation and wall locations
- rooms labelled with proposed uses with full dimensions
- location of plumbing and electrical fixtures, drains, heating and ventilation appliances all smoke alarms and carbon monoxide detectors
- size, space and span of all framing members, including decks, steps and stairs
- total area by floor, and the total area of the proposed building
A Roof Plan that shall include:
- layout showing of roof structure, roof slopes, hips/valleys/peaks and ventilation outlets
- detailed information about beams and columns supporting loads
A Cross Section that shall be through an exterior wall from the footing to the roof and show:
- footing and foundation wall size, and exterior grade above basement floor
- all floor, roof, and wall assemblies
Construction Details and Notes such as all sources of heating, ventilation or other mechanical systems shall be included.
Site Plan
Must include lot dimensions and the footprint of the building, and any projections such as decks, roof overhangs and doorsteps. Also indicate the proposed building’s distance from all property boundaries, the location and dimensions of the driveway, existing buildings and setbacks to existing buildings.
Include watercourse buffer and coastal area information (calculated in accordance with the applicable land use by law), when required.
When the building is within the HRM service boundary include:- Wastewater, Storm-water and Water Service Laterals
- Fire Department connection locations
- Hydrant locations
Elevations
- dimensions of all sides of the structure and include finished grade, overall height to the highest point of the roof and the slope of the roof.
- exterior finishes, window and door type, sizes and locations, including the height of window sills above floor level.
- total area of each exposed building face, the area of window, door and hood openings, and required limiting distance if known.
- location and dimension of exterior decks, stairs, guards and handrails.
Documents usually required outside of Municipal Services
On-Site Sewage Disposal System Notification Letter - Confirmation from Nova Scotia Environment that a qualified person has designed an On-Site Sewage Disposal System for the property.
NS Transportation Infrastructure Renewal Approval - For Provincially-owned roads, approval from Nova Scotia Transportation and Infrastructure Renewal is required prior to work on the roadway or within the highway right-of-way, including installing a driveway or erecting a structure within 100 metres of any highway.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted.
- Required Inspections
-
Building Code Inspections
Every permit holder is responsible for requesting inspections at specific stages of construction. Required building inspections are included in the permit cost. These inspections review construction for compliance with requirements set out in the Nova Scotia Building Code Regulations, Halifax Regional Municipality By-law B-201 Respecting the Building Code and other relevant Codes and Standards.Footing Inspection: conducted when the footings are placed and the forms have been removed.
Prior to Backfill Inspection: conducted after foundation is installed and dampproofed with drain tile in place and with min 6” of stone. A Surveyor's Location Certificate is required to be submitted before an inspection can be conducted.
Underground Plumbing Inspection: conducted to review plumbing under the concrete slab and any exterior storm or sewer services.
Below Grade Insulation Inspection: conducted to review that insulation is installed beneath the concrete slab as per the Code.
Rough-in Plumbing Inspection: conducted when plumbing has been installed, but before insulation is placed in the walls. This is often conducted during the same site visit as the Framing Inspection.
Framing Inspection: conducted when all of the mechanical, plumbing, and electrical is installed. The building must be weather tight.
Prior to Drywall Inspection: conducted when all insulation and vapour barrier is completed.
Final Plumbing Inspection: review of completed plumbing system. Required plumbing fixtures are to be installed and the building's hot water and heating system must be operational. This inspection is often conducted during the same site visit as the Final Building Inspection
Final Building Inspection: review of the structure and systems as a whole. A house must not be occupied prior requesting this inspection and issuance of an Occupancy Permit to ensure all health and life safety issues have been addressed. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols.
Addition to an Existing Building
- When is a Permit Required
-
Any project that increases the floor area, or height of an existing building requires a permit.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Construction Plan
Consists of a Floor Plan that shall show the existing and proposed interior layout of each floor including:
- footing, foundation and wall locations
- rooms labelled with proposed uses with full dimensions
- location of plumbing and electrical fixtures, drains, heating and ventilation appliances all smoke alarms and carbon monoxide detectors
- size, space and span of all framing members, including decks, steps and stairs
- total area by floor, and the total area of the proposed building
A Roof Plan that shall include:
- layout showing of roof structure, roof slopes, hips/valleys/peaks and ventilation outlets
- detailed information about beams and columns supporting loads
A Cross Section that shall be through an exterior wall from the footing to the roof and show:
- footing and foundation wall size, and exterior grade above basement floor
- all floor, roof, and wall assemblies
Construction Details and Notes such as all sources of heating, ventilation or other mechanical systems shall be included.
Site Plan
Must include lot dimensions and the footprint of the existing building, proposed addition, and any projections such as decks, roof overhangs and doorsteps. Also indicate the proposed building’s distance from all property boundaries, the location and dimensions of the driveway, existing buildings and setbacks to existing buildings.
Include watercourse buffer and coastal area information (calculated in accordance with the applicable land use by law), when required.
When the building is within the HRM service boundary include:- Wastewater, Storm-water and Water Service Laterals
- Fire Department connection locations
- Hydrant locations
Elevations
- dimensions of all sides of the structure and include finished grade, overall height to the highest point of the roof and the slope of the roof.
- exterior finishes, window and door type, sizes and locations, including the height of window sills above floor level.
- total area of each exposed building face, the area of window, door and hood openings, and required limiting distance if known.
- location and dimension of exterior decks, stairs, guards and handrails.
Documents usually required outside of Municipal Services
NS Transportation Infrastructure Renewal Approval - For Provincially-owned roads, approval from Nova Scotia Transportation and Infrastructure Renewal is required prior to work on the roadway or within the highway right-of-way, including installing a driveway or erecting a structure within 100 metres of any highway.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Required Inspections
-
Building Code Inspections
Every permit holder is responsible for requesting inspections at specific stages of construction. Required building inspections are included in the permit cost. Once a permit has been issued, required inspections for the project can be viewed by signing into their Customer Portal account.These inspections review construction for compliance with requirements set out in the Nova Scotia Building Code Regulations, Halifax Regional Municipality By-law B-201 Respecting the Building Code and other relevant Codes and Standards.
Although required inspections may vary by the scope of work of the Addition project, Building Code inspections may include:
Footing Inspection: conducted when the footings are placed and the forms have been removed.
Prior to Backfill Inspection: conducted after foundation is installed and dampproofed with drain tile in place and with min 6” of stone.Underground Plumbing Inspection: conducted to review plumbing under the concrete slab and any exterior storm or sewer services.
Below Grade Insulation Inspection: conducted to review that insulation is installed beneath the concrete slab as per the Code.
Rough-in Plumbing Inspection: conducted when plumbing has been installed, but before insulation is placed in the walls. This is often conducted during the same site visit as the Framing Inspection.
Framing Inspection: conducted when all of the mechanical, plumbing, and electrical is installed. The building must be weather tight.
Prior to Drywall Inspection: conducted when all insulation and vapour barrier is completed.
Final Plumbing Inspection: review of completed plumbing system. Required plumbing fixtures are to be installed and the building's hot water and heating system must be operational. This inspection is often conducted at the same site visit as the Final Building Inspection
Final Building Inspection: review of the structure and systems as a whole. A house must not be occupied prior requesting this inspection and issuance of an Occupancy Permit to ensure all health and life safety issues have been addressed. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Renovation to an Existing Building
- When is a Permit Required
-
A building permit is required when:
- A renovation includes changes to interior or exterior walls and/or existing plumbing system
- Structural repairs or changes
- Drywall repairs to required fire separations
- Altering a garage, or shed over 20 m2 (215 square feet) or over one story
- Renovating or tenant improvements to a new or existing space.
Some small residential projects and repairs do not require a building permit. These usually include:
- Replacing cabinets, shelving or flooring
- Carry out non-structural maintenance and minor repairs of your home
- Installation of additional insulation
- Replacing a furnace, boiler, air-conditioning unit or heat pump
- Replacing roofing or cladding with similar materials
- Replacement of windows or doors when there is no change to the size and location.(note: changes to existing bedroom windows should consider egress requirements)
- Replacing plumbing fixtures
For more information, see the addition and renovation guide.
While a project may not require a Building Permit, other General Permits may be required. For example, if there is work occurring within the public right of way, or if changes to the grade are occurring.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Construction Plan
Consists of a Floor Plan that shall show the interior layout both existing and proposed of each floor including:
- footing, foundation and wall locations
- rooms labelled with proposed uses with full dimensions
- location of plumbing and electrical fixtures, drains, heating and ventilation appliances all smoke alarms and carbon monoxide detectors
- size, space and span of all framing members, including decks, steps and stairs
- total area by floor, and the total area of the proposed building
A Roof Plan that shall include:
- layout showing of roof structure, roof slopes, hips/valleys/peaks and ventilation outlets
- detailed information about beams and columns supporting loads
A Cross Section that shall be through an exterior wall from the footing to the roof and show:
- footing and foundation wall size, and exterior grade above basement floor
- all floor, roof, and wall assemblies
Construction Details and Notes such as all sources of heating, ventilation or other mechanical systems shall be included.
Site Plan
Must include lot dimensions and the footprint of the existing building, and any projections such as decks, roof overhangs and doorsteps. Also indicate the proposed building’s distance from all property boundaries, the location and dimensions of the driveway, existing buildings and setbacks to existing buildings.
Include watercourse buffer and coastal area information (calculated in accordance with the applicable land use by law), when required.
When the building is within the HRM service boundary include:- Wastewater, Storm-water and Water Service Laterals
- Fire Department connection locations
- Hydrant locations
Elevations
- dimensions of all sides of the structure and include finished grade, overall height to the highest point of the roof and the slope of the roof.
- exterior finishes, window and door type, sizes and locations, including the height of window sills above floor level.
- total area of each exposed building face, the area of window, door and hood openings, and required limiting distance if known.
- location and dimension of exterior decks, stairs, guards and handrails.
Documents usually required outside of Municipal Services
NS Transportation Infrastructure Renewal Approval - For Provincially-owned roads, approval from Nova Scotia Transportation and Infrastructure Renewal is required prior to work on the roadway or within the highway right-of-way, including installing a driveway or erecting a structure within 100 metres of any highway.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted.
- Required Inspections
-
It is the responsibility of the owner to request the required inspections at specific stages of construction. Once a permit has been issued, required inspections for the project can be viewed by signing into their Customer Portal account.
These inspections review construction for compliance with requirements set out in the Nova Scotia Building Code Regulations, Halifax Regional Municipality By-law B-201 Respecting the Building Code and other relevant Codes and Standards.
Although required inspections may vary by the scope of work of the renovation project, Building Code inspections may include:
Footing Inspection: conducted when the footings are placed and the forms have been removed.
Prior to Backfill Inspection: conducted after foundation is installed and dampproofed with drain tile in place and with min 6” of stone.
Underground Plumbing Inspection: conducted to review plumbing under the concrete slab and any exterior storm or sewer services.
Below Grade Insulation Inspection: conducted to review that insulation is installed beneath the concrete slab as per the Code.
Rough-in Plumbing Inspection: conducted when plumbing has been installed, but before insulation is placed in the walls. This is often conducted during the same site visit as the Framing Inspection.
Framing Inspection: conducted when all of the mechanical, plumbing, and electrical is installed. The building must be weather tight.
Prior to Drywall Inspection: conducted when all insulation and vapour barrier is completed.
Final Plumbing Inspection: review of completed plumbing system. Required plumbing fixtures are to be installed and the building's hot water and heating system must be operational. This inspection is often conducted during the same site visit as the Final Building Inspection
Final Building Inspection: review of the structure and systems as a whole. A house must not be occupied prior requesting this inspection and issuance of an Occupancy Permit to ensure all health and life safety issues have been addressed. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
New Accessory Structure - Sheds and Garages
- General Information
-
A new accessory structure, such as a detached shed or garage, must be built to meet minimum public health, fire and structural safety and property protection standards. Permits and inspections are required to review for compliance with these standards which provide a safe and healthy environment.
A shed is typically a simple, single-story roofed structure in a side or rear yard or on an allotment that is used for storage, hobbies, or as a workshop. A residential garage is a walled, roofed structure for storing a vehicle or vehicles.
Before beginning a project, its important that to become familiar with current codes and regulations. Energy Code requirements may apply if the building is equipped to be heated.
The size of the structure, location on the property, and height of an accessory building are also governed by the Land Use By-Law for your area.ExploreHRM is an interactive map that can be a helpful tool to learn more about a property.
- When is a Permit Required
-
A Building Permit is required to construct an accessory building (i.e.: shed or garage) that is:
- 20 m2 (215 square feet) or larger, or more than one story.
A single story structure is less than 20 m2 (215ft² ), does not require a Building Permit, but a Development Permit is required, as the requirements of the Land Use By-Law governing location on the property and the height of the building are applicable.
For more information, see the Sheds, Detached garages & Accessory Buildings Guide.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Construction Plan
A Floor Plan shall show the interior layout of each floor including:
- footing, foundation and wall locations
- label with proposed uses with full dimensions
- location of plumbing and electrical fixtures, drains, heating and ventilation appliances all smoke alarms and carbon monoxide detectors.
- size, space and span of all framing members, including decks, steps and stairs
- total area by floor, and the total area of the proposed building
A Roof Plan shall include:
- layout showing of roof structure, roof slopes, hips/valleys/peaks and ventilation outlets
- detailed information about beams and columns supporting loads
A Cross Section shall be through an exterior wall from the footing to the roof and show:
- footing and foundation wall size, and exterior grade above basement floor
- all floor, roof, and wall assemblies
Construction Details and Notes such as all sources of heating, ventilation or other mechanical systems shall be included.
Elevations
- dimensions of all sides of the structure and include finished grade, overall height to the highest point of the roof and the slope of the roof.
- exterior finishes, window and door type, sizes and locations, including the height of window sills above floor level.
- total area of each exposed building face, the area of window, door and hood openings, and required limiting distance if known.
- location and dimension of exterior decks, stairs, guards and handrails.
Site Plan
Must include lot dimensions and the footprint of the building and any projections such as decks, roof overhangs and doorsteps.
It must also indicate the proposed building’s distance from all property boundaries, the location and dimensions of the driveway, existing buildings and setbacks to existing buildings.
Include watercourse buffer and coastal area information (calculated in accordance with the applicable land use by law), when required.Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Required Inspections
-
Building Code Inspections
Every permit holder is responsible for requesting inspections at specific stages of construction. Required building inspections are included in the permit cost. Once a permit has been issued, required inspections for the project can be viewed by signing into their Customer Portal account.These inspections review construction for compliance with requirements set out in the Nova Scotia Building Code Regulations, Halifax Regional Municipality By-law B-201 Respecting the Building Code and other relevant Codes and Standards.
Although required inspections may vary by the size and scope of the project, Building Code inspections may include:
Footing Inspection: conducted when the footings are placed and the forms have been removed. Depending on the size of the structure, not all accessory buildings will require footings.*
Prior to Backfill Inspection: conducted after foundation is installed.
Framing Inspection: conducted when all of the mechanical, and electrical is installed. The building must be weather tight.
Final Building Inspection: review of the structure as a whole. Depending of the size of the structure, a final inspection may be all that is required.*Foundation Design Considerations:
Accessory structures up to 55m² (592ft²) may be supported by a mud sill or floating slab on grade.
Structures over 55m2 (592 ft2) are required to have a strip footing and minimum 4ft foundation wall below the frost line or an acceptable independently engineered foundation. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Decks
- General Information
-
A deck must be built to meet minimum public health, fire and structural safety and property protection standards. Permits and inspections are required to review for compliance with these standards which aim provide a safe environment.
- When is a Permit Required
-
A General Permit for Deck Construction is required for construction of a new deck or replacement of an existing deck that is more than 0.6 meters (24 inches) above the ground.
For more information, see the Decks & Railings Guide.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
The following documents are usually required:Construction Plan
A site specific completed construction plan is required including site plan, elevation, and framing. It has fillable fields that are to be added to the application wizard. Items are:
- Height of deck above finished ground level
- Height of deck guard
- Footings depth below grade for frost protection – 1.2m (4ft) minimum
- Openings in the guard maximum 100mm (4in) opening
- Distance between posts – maximum 2.4m (8ft) apart
- Span of floor joist
- Cantilever (if applicable)
- Column footing size
- Beam size
- Wood column supporting wood beam – minimum column size is 140mm x 140mm (6 x 6 in)
- Joist Size and spacing
- Deck width
- Deck length
- Distance between columns
For assistance with beam, joist or column sizing, refer to the Deck and Railings Guide for size tables.
Site Plan
A site plan must include lot dimensions and the footprint of all existing buildings on site. It must show the proposed deck, indicate the distance from all property boundaries, and include any watercourse buffers.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Required Inspections
-
Footing Inspection: conducted when the footings are placed and the forms have been removed. Depending on the size and connection to the main structure, not all decks will require dug footings.
Final Inspection: review of the deck structure as a whole. Depending of the size of the structure, a final inspection may be all that is required. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Development
- General Information
-
A Development Permit specifies how development is to occur on a given parcel of land. Development permits address the development's impact on surrounding properties. Building permits deal with the structural stability of buildings and the health and safety of the building's occupants.
A Development Permit is not a building permit and a building permit must be obtained prior to construction. - When is a Permit Required
-
A Development Permit confirms that the Land Use requirements of the applicable plan area are met by a proposal, and are required when there are land use bylaw implications.
In many cases a Development Permit is issued with a Building Permit or Occupancy Permit. This generally includes permits for:
- Constructing, altering, or reconstructing a building, deck, or external staircase greater than 2 feet off of the ground
- Constructing an accessory building greater than 20m2 (215 square feet) in area
- Occupying a new use or changing the use of a building (including occupying a secondary or backyard suite);
- Erecting a fascia or projecting sign.
In the following cases, an independent General Permit for Development is required for:
- Occupying a home occupation;
- Erecting a ground sign;
- Occupying a new use or changing the use of land (ex. a new commercial parking lot);
- Constructing an accessory building less than 20m2 (215 square feet) in area. Note, some areas within HRM exempt a shed of a certain size from obtaining a Development Permit, but the requirements of the land use bylaw must still be met. It is recommended a Development Permit still be applied for to confirm land use bylaw requirements are met;
- Fences within Bedford.
- Prior to submitting a Building Permit application, a larger project may want the option to submit an application can be made as an optional, preliminary application if confirmation that the land use bylaw requirements can be met is requested. prior to making a full Construction Permit application.
Please note, there are restrictions on development within wetlands and within proximity to watercourses.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Fence
- General Information
-
A fence is a structure that encloses an area or creates a visual separation. Disputes related to the location or appearance of the fence must be settled between the property owners.
- When is a Permit Required
-
A permit is usually required for the following situations:
- A fence 2 meters or more (6.5 feet) in height requires a General Permit for a Fence. When a fence requires a permit and separates a property containing a residential use from another property, the permit application shall first be approved by the local Community Council. Refer to By-Law B-201 Section 10 - Fences to learn more about the requirements for fences 2 meters or more.
- A fence of any height is located within the area of Bedford. Refer to the Bedford Land Use By-Law.
- A fenced enclosure is required when installing a swimming pool, and construction of that fence is covered in the Swimming Pool Permit. A fence for a swimming pool must be at least 1.5 metres (5 feet) in height. Refer to By-Law S-700 - Respecting Swimming Pools.
When constructing a fence of any height, General Permits for Grade Alteration Permit and/or Right of Way - Development may be required. To learn if these are required for a project, apply online to notify the municipality about constructing a fence.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Construction Plans
Prepared by a registered Architect or Structural Engineer and must include;
- Post dimensions, depth, support, spacing and height
- Fence panel material, spacing and height
Site plan
Must include property line locations and lot dimensions. It must also indicate all properties adjacent to the subject property, and should include;
- The location of all buildings
- The location of the proposed fence including the height.
- The location and condition of vegetation such as trees, shrubs, flowers, etc.
Additional Information
It is the responsibility of the applicant to provide enough information for Community Council
to make a determination as to the appropriateness of the proposed fence.
When applicable watercourse buffer and coastal area information (calculated in accordance with the applicable land use by law) is required.Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Permanent Signage
- General Information
-
Permanent commercial signs can include projecting signs, fascia signs, window signs, canopy and awning signs. Additional approvals may be required for registered heritage buildings and for signs that project into the street.
- When is a Permit Required
-
Businesses installing on-site permanent signage are required to first obtain a General Permit for a Sign. Permanent signs can include projecting signs, fascia signs, window signs, and canopy and awning signs. Additional approvals may be required for registered heritage buildings and for signs that project into the street.
For more information, see the permanent signage guide.
Depending on the location of the permanent sign, other applications may be required such as: Encroachment license, and/or Certificate of appropriateness, Non-substantive site plan approval application, and/ or Occupancy Permit.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Construction Plan
The sign design must be sealed by the Sign Association of Canada and include:
- Sign dimension (height, width and depth)
Design Plan
Mechanical fastening detail and/or base design detail stamped by a professional engineer.
- Indicate if the sign will be illuminated or not
Site Plan
Must include the building footprint with the proposed sign location and setback to the property line and street curb.
Elevations
Required for ground signs and for the faces of the building that will have signs installed and must include;
- Sign dimensions (height and width)
- Graphic representation of the proposed sign.
- Dimensions of the exterior wall with all window and door openings indicated.
- Dimensions indicating height of the sign from finished grade for projection or encroaching signs.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Solar Collector
- General Information
-
Solar Collectors are becoming increasing popular with Halifax Regional Municipality. The two most common types of solar energy systems:
Solar Photovoltaic (PV)
This is a system that converts sunlight into electricity. Photovoltaic solar panels are mounted on a framing system or flush with the surface of the building (either the roof or an exterior wall surface as allowed under the Land Use Bylaw) to capture sunlight.
The panels are wired to the home's electrical panel or battery array to supply useful electricity to the building or to feed excess power back into the grid.Solar Thermal (Hot water)
This is a system that uses the sun's radiation to heat water. Solar thermal flat plates are mounted on a roof, and a heat transfer fluid is pumped through tubes in the plates and circulated to a heat exchanger.
This transfers usable heat to the home's hot water system; either a hot water tank or space heating appliances.For more information refer to the Solar Collector Guide, and review the Solar City program offered through HRM.
- When is a Permit Required
-
A General Permit for Solar Panel installation is required when property owners plan to install solar collectors on their home or on private property.
Solar Permits and inspections help to ensure the required minimum plumbing and structural standards are met. - Required Documents
-
Supporting documents are always required as part of making a permit application.
System Design and Construction Plans
The system design and construction plans must include;
- A site-specific letter of engineering to confirm structural load capabilities
- An engineered design including mechanical connection details of the solar collectors to the roof
- Any manufacturers specifications of the proposed system components
- Plans indicating required structural alterations to the existing roof structure
Plumbing Design-Solar
- A plumbing schematic may be required, including backflow prevention devices if applicable, for solar hot water applications.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Required Inspections
-
A Final Solar Inspection occurs on site after the panels have been installed.
- Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Swimming Pool
- General Information
-
A swimming pool is an artificial body of water outside of a building, that excludes ponds. Within Halifax Regional Municipality, swimming pools are governed by By-law S-700, Respecting Swimming Pools. A permit aims to ensure site safety by preventing unauthorized access to the pool to protect the public safety.
- When is a Permit Required
-
A General Permit for Swimming Pool Installation is required for an inground or above ground swimming pool when these three conditions apply:
- Pools have a surface area of more than 9.3 square meters (100 square feet)
- Designed or intended to be used for swimming purposes
- Contains or is capable of containing a water depth of more than 0.6 meters (24 inches)
A fenced enclosure is required when installing a swimming pool. The construction of that fence is covered in this Swimming Pool Permit. A fence for a swimming pool must be at least 1.5 meters (5 feet) in height. For more information, refer to By-Law S-700 Respecting Swimming Pools.
If the pool enclosure is entirely or partially comprised of a deck, a separate General Permit for a Deck is required. Other General Permits could also be required for Lot Grading, and Right of Way - Development.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Fence and Enclosure Design
- Material type and spacing
- Height
- Support
- Latches and/or self-closing device design
Site Plan
Must include lot dimensions and the footprint of the proposed pool and any projections such as decks. It must also indicate the proposed distance from all property lines to the pool, pool equipment and deck if applicable.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Required Inspections
-
Discretionary Inspection
- This initial inspection occurs before work begins to ensure the site conditions are safe, and any in-ground excavation has the appropriate fencing. This inspection occurs within 3 days of the application being received and does not require the applicant schedule it.
Final Inspection
- Required once the work is completed and before the pool contains water. This inspection is required to be scheduled by the applicant and is performed to ensure that the pool meets the requirements outlined in By-law S-700.
- Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Blasting
- When is a Permit Required
-
A General Permit for Blasting is required for the controlled detonation of explosives to alter existing topographical conditions. As per By-Law B-600 Respecting Blasting, a Blasting Permit is required prior to all blasting. An insured Blasting Contractor is required as the Prime Contractor on the permit.
A General Permit for Grade Alteration must also be applied for before the Blasting Permit can be issued.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
The following documents are required:- Pre-blast Survey
- Pre-blast Notification Letter
- Blasting Plan
- Certified blaster information
- Certificate of Insurance
- Map of Area
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Grade Alteration
- General Information
-
Any alteration to the grade of land including filling, dumping, extracting, or moving soil must be performed in compliance with By-Law G-200 Respecting Grade Alteration and Stormwater Management Associated with Land Development. This by-law was enacted to prevent drainage issues within the Municipality and to protect groundwater and the environment from contamination.
- When is a Permit Required
-
Any alteration to the grade of land including filling, dumping, extracting, or moving soil must be performed in compliance with By-law G-200, and requires a General Permit for Grade Alteration. This by-law was enacted to prevent drainage issues within the Municipality and to protect groundwater and the environment from contamination.
A General Permit for Grade Alteration is required for the following work:
- New or an Addition to a Institutional, Commercial, Industrial, or Large Scale Residential Project
- New Commercial Accessory Structure
- Retaining Walls over 1m in height
- Change of Grade Contour
- Topsoil Removal
- Parking Lot Excavation or Regrading.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
The following documents are usually required:Stormwater Management Site Plan
Showing the final grading of land for a property subject to a Grade Alteration Permit, prepared in accordance with the Halifax Stormwater Management Standards, and includes stormwater management and erosion and sedimentation control features.
Professional Retaining Wall Design
Stamped from a professional engineer showing structural supports and fill materials between areas of land of different elevations, is required when the work involves a retaining wall.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Right of Way - Development
- When is a Permit Required
-
Right-of-way is defined by the use of public property designated for traffic and pedestrians. Use of this property for development related work, requires a General Permit for Right of Way- Development.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Construction Plan
Shows the proposed location of the driveway access in relation to the property lines, any buildings on the property, and any items between the front property line and the travelled way (such as curbs, sidewalks, ditches, trees, utility poles, fire hydrants, etc.)
Construction Management Plan (CMP)
Required per Administrative Order on Construction Site Management when construction activity, demolition, excavation, development process or renovation project work is expected to occur within 5 m of the street or is expected to create an obstruction within the street. A CMP is a combination of diagrams, documents, drawings, and specifications that clearly define the steps that will be taken to demonstrate how the impacts to the community will be minimized and how the impacts associated with any construction project will be managed. The scale and complexity of the site-specific CMP will be directly proportional to the scale and complexity of the project, the site and the surrounding conditions.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Lot Grading
- General Information
-
Lot Grading is the shaping and grading the land to direct surface runoff away from buildings. The purpose of lot grading is to provide control of stormwater runoff with slope down and away from buildings on private property toward public land.
- When is a Permit Required
-
This type of development activity is regulated by the By-Law L-400 Respecting Lot Grading which applies to residential properties located within an area where a sanitary sewer system is currently provided or will be provided. This well-established by-law focuses specifically on low-density development within the urban core where lots are generally smaller in size and homes are in closer proximity.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Site Plan
Must include lot dimensions and the footprint of the existing building, and any projections such as decks, roof overhangs and doorsteps
Lot Grading Plan
Is the design from a professional engineer or a registered surveyor.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Water
- General Information
-
It is the property owner’s responsibility to install Water, Wastewater and Stormwater Service Connections from the mains in the right-of-way to the building. The Water Permit is largely the responsibility of Halifax Water as the primary review and approval for the permit rests with the Halifax Water Engineering Approvals staff.
- When is a Permit Required
-
A Water Permit is required when installing, altering or relocating sewer and water equipment such as: Sewer Lines, Water Lines, Storm or sanitary sewers, or Water Connections.
Prior to any work in the public right-of-way, a General Permit for Right of Way - Development is required from our Development Engineering Division. A Building Permit must be issued prior to the Water Permit being issued.
- Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Demolition
- General Information
-
Demolition is the complete or partial removal of a structure from a site.
- When is a Permit Required
-
A General Permit for Demolition is required for the removal of a structure from a site. Permits are required for demolition projects such as demolition of a house, accessory structure, and commercial or industrial buildings.
If the proposed work interferes with the municipal right of way, a General Permit for Right of Way will be required.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Heritage gas Confirmation Letter
Written confirmation from Heritage Gas that either the gas has been disconnected or that there is no gas connected to the building.
Applicants can contact Heritage Gas via email at engineeringapproval@heritagegas.comPhotographs
Photographs of all four elevations of the existing building.
Waste Management Plan
A plan that shows the location of debris containers and the area where haulers will access the site.
Certificate of Insurance
Commercial general liability for bodily injury and property damage in the amount of $2,000,000.00 per occurrence which includes the Halifax Regional Municipality as an additional insured.
Solid Waste Notification Letter
Letter notifying Solid Waste of the debris hauling schedule.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Occupancy
- General Information
-
An Occupancy Permit must be issued before a building, unit or suite may be occupied.
A General Permit for a Certificate of Occupancy is issued under the Nova Scotia Building Code Act which specifies the authorized use and classification for a building, unit or suite, such as ‘office’ or ‘retail’. The legislation requires that the owner and occupiers of existing buildings (except for single dwellings, sheds or pools etc.)to obtain occupancy permits before spaces can be occupied and used.
- When is a Permit Required
-
When new construction or a renovation resulting in a Building Permit occurs, a Certificate of Occupancy will be issued once the work is completed and the Building Permit is closed.
When no new work is occurring, a General Permit for Occupancy is required for a change of use or tenant (Except for a change of a residential tenant, like in the selling of a home), including any change in the number of either commercial or residential units.
The permit remains valid for as long as there is no change of operator and the activities practiced on the premises under the same conditions cited in the permit applications. A new permit is required if there is a change of operator, if the floor area of the premises is altered, if the uses are changed, or if new uses are added.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Floor Plans
Residential: Floor plans must include;
- Interior floor layouts of each level
- Rooms showing dimensions and labelled as to use
Commercial: Commercial applications require a floor plan with the following information;
- Dimensions of the leasehold space with all rooms and adjacent uses identified,
- Location of exits and signage, including door swing direction.
- Location of Emergency lighting and fire extinguishers
- Location and size of washrooms including Barrier Free Accessibility design where required
- Key Plan indicating the location of the commercial suite within the existing commercial building
Site plan
Must include lot dimensions and the footprint of the existing building with any projections such as decks, roof overhangs and doorsteps indicated. In addition, the plan must identify the site access and parking.
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online
Mobile Home
- General Information
-
A mobile home is a transportable prefabricated structure that is hauled to a permanent site. All homes need to be built to meet minimum public health, fire and structural safety and property protection standards. Permits and inspections are required to ensure these standards are met so your home will provide a safe and healthy environment.
- When is a Permit Required
-
A General Permit for a Mobile Home Installed in a Park is required for the installation of a mobile home that resides on a plot of land, among a group of mobile homes (a mobile home park), that is rented or leased to the mobile home resident.
A General Permit for a Mobile Home Installed on a Private Lot is required for the installation of a mobile home that will reside on a private lot, that is not part of a formalized mobile home park.
- Required Documents
-
Supporting documents are always required as part of making a permit application.
Floor plans
Of the interior layout that include:
- rooms showing dimensions and labels.
- location of all plumbing and electrical fixtures, drains, heating and ventilation appliances all smoke alarms and carbon monoxide detectors.
- location and size of exterior decks and stairs.
Elevations
Dimensions of all sides of the structure and include finished grade, overall height to the highest point of the roof and the slope of the roof.
- exterior finishes, window and door type, sizes and locations
- total area of each exposed building face, the area of window, door openings, and required limiting distance if known.
- location and dimension of exterior decks, stairs, guards and handrails.
Site Plan
On a Park: must include the footprint of the mobile home with dimensions. It must also indicate the proposed distance to adjacent mobile homes and any projections such as decks.
On Private Lot: must include lot dimensions and distances to the property lines from the footprint of the proposed mobile home and any projections such as decks.
Where a waterway is located on the property a watercourse buffer (calculated in accordance with the applicable land use by law) is required.On-Site Sewage Disposal System Notification Letter
Confirmation from Nova Scotia Environment that a qualified person has designed an On-Site Sewage Disposal System for the property (required on private lot only).
Document Naming
Automated workflows have been built to expedite the application process when customers use the document naming convention.
If these Document names are not used during the application phase, the applicant will be required to manually assign the correct document type to each document so the system will know what document has been submitted. - Fees
-
For full details of permit fee calculation and a complete list of fee rates, please see the Permit Fees page.
Payment Options
Full payment for the permit must be made at the time of application submission.
Online
Payment can be made online during the application process. Online permit applications must be paid for online using either Visa, MasterCard, Visa Debit, MasterCard Debit or Amex. Only one method of payment type is accepted via our online payment system.
In Person
Currently our office's remain closed due to COVID-19 protocols. - Apply online