New Home & Home Improvement Permits

In Nova Scotia, it is a legal requirement that a building permit be obtained prior to any type of construction.

All buildings must meet minimum standards for health, fire protection, structural safety and property protection. Permits and inspections ensure these standards are followed, so your building is safe and suitable to occupy.

You can include more than one type of work, such as renovations, additions or changes of use, in a single application. Depending on the permit, it will be reviewed by a Building Official to make sure it meets the Provincial Building Code, and/or by a Development Officer to ensure it follows local zoning rules.

On this page:

• Understanding Permits
• Application Requirements
• Permit Costs & Fees
• Inspection Requirements
• Connection to Municipal Services
• Application & Permit Refunds
• Other Departments & Jurisdictions

A permit is required for all structural and non-structural work that is valued at more than $10,000, including:

• New constructions, additions or structural alterations
• Conversions or change of use of buildings
• Garages, pools, decks
• Tents for public or special gathering events

A permit is NOT required for non-structural work valued at less than $10,000, including:

• Roofing, painting, shingle replacement, siding, and window and door replacement
• Fences and retaining walls
• Sheds less than 100 sq.ft.

Residential permits are valid for one year from the date of issue, and non-residential permits are valid for two years. Make sure to allow 2-3 weeks for processing before you plan to start construction. Permits can be renewed if construction has not started or is not finished within the validity period.

Your home must meet the standards of the National Building Code of Canada. Ensure your contractors are familiar with the Code and able to guarantee compliance, as mistakes can be costly and time-consuming.

When applying for a permit, you will need to provide:

• A completed permit application form with a detailed description of the work.
• Civic address of project (if known) and directions to the property.
• Contact information for the Applicant, Owner and Contractor.
• TWO (2) sets of Building Plans (one digital, one paper). Digital plans in PDF can be submitted to permits@cbrm.ns.ca with the application number in the subject line.
• A Site Plan showing the size and proposed location of the building or addition, setbacks, building separations, lot dimensions and driveway location clearly indicated. Additional details may be required depending on the type and location of the project.
• Copy of a Receipt of Notification from the NS Department of Environment and Climate Change for the installation of your septic system (where applicable).
  • Learn more about On Site Sewage Disposal Approval.
  • For any questions about your septic systems, contact the Department at 902-563-2100.
• Copy of approved permit from the NS Department of Public Works, if the property is accessed from a provincial street. For any questions, contact the Department at 902-563-2240.

Requirements may vary depending on your project. For example, the submitted site plan may also need to show parking layouts, landscaped open areas and other amenities.

Download the Building and Development Permit Application (PDF, 266 KB)

See Application Instructions for Building and Development Permit (PDF, 343 KB)

See Application Checklist for Building and Development Permit (PDF, 373 KB)

See CBRM Fee Policy: Planning, Development and Building (PDF, 171 KB)

• Residential - $30.00
• Commercial - $70.00

1. Mobile home and modular home - $200.00
2. New one-unit dwelling - $400.00
3. New multiple residential - $200.00 per unit
4. One-unit dwelling addition
   - Greater than 53.5m² (576 ft²) - $150.00
   - Less than 53.5m² (576 ft²) -  $2.69 per m² ($0.25 per ft²)
5. Residential renovations - $20 construction base plus $1.50 per $1,000 of project cost
6. Change of use - $20.00 construction base plus $1.50 per $1,000 of project cost
7. Accessory dwelling unit - $400.00
8. Secondary suite - $200.00
9. Residential plumbing - $50.00 per dwelling unit
10. Residential accessory building, one storey up to 53.5m² (576 ft²) - $50.00
11. Residential accessory building, two storey and/or greater than 53.5m² (576 ft²) - $100.00
12. Power connect, pool/ fence, or deck - $50.00

1. Commercial new construction and additions - $20.00 construction base plus $2.69 per m² ($0.25 per ft²) of total building area
2. Industrial, institutional, agricultural or recreational new construction and additions - $20.00 construction base plus $1.61 per m² ($.15 per ft²) of total building area.
3. Repairs and alterations - $20.00 construction base plus $1.50 per $1,000 of project value
4. Change of use - $20.00 construction base plus $1.50 per $1000 of project cost
5. Plumbing - $15.00 per fixture
6. Any non-residential accessory building - $150.00

• All applicable fees are payable at the time of application.
• Work started without an approved building permit is subject to double permit fees.

Construction projects are inspected by CBRM Building Officials using the National Building Code of Canada. Inspections must be requested by the applicant.

Inspections are required at these stages:

• Footings, in place
• Foundation, prior to backfilling (before framing is placed on foundation)
• Framing, prior to insulation
• Rough-in plumbing, prior to drywall insulation
• Insulation and vapor barrier, prior to the drywall installation
• Plumbing, mechanical, heating, prior to occupancy of structure
• Occupancy, structure complete, ready for occupancy

To request an inspection, call our 24-Hour Inspection message service at 902-563-5202. All work must be finished and ready to be inspected at the time of the request.

You are required to leave:

• Your name and Permit number
• Type of inspection required
• Location of project
• Your phone number

Building and plumbing inspections must be arranged when each stage of construction is ready to be inspected. Failure to arrange complete inspections may result in refusal of services, hookups and occupancy permit.

If you are looking to connect to municipal water, sanitary sewer, storm sewer, and/or driveway access, you must submit the application for municipal services. 

For further information or assistance, please call 311.

A request to refund an application or permit must be done upon written submission by the owner or the applicant. Refunds will be processed in compliance with the CBRM Fee Policy for Planning Development and Building (PDF, 171 KB).

You may need approval or assistance from one or several of the following departments or agencies. Before applying, you are encouraged to contact the CBRM Permit Hotline or the Planning and Development Department, and we will help answer any questions.

Permit Hotline

• Phone: 902-563-5090
• Email: permits@cbrm.ns.ca

Development Services & Inquiries

• Phone: 902-563-5070
• Email: planningconsult@cbrm.ns.ca

NS Department of Environment and Climate Change

• Address: 1030 Upper Prince Street, Suite 2, Sydney, NS B1P 5P6
• Phone: 902-563-2100

NS Department of Public Works

• Phone: 902-563-2240

Land Registration Office (Access Nova Scotia)

• Address: Mi'kma'ki Place - Seventh Exchange, 280 Kenikala Crescent, Suite #102, Membertou, NS B1S 0E2
• Phone: 902-563-2280