Construction Insights
Building Inspections for a New Home in Vancouver and Burnaby: What Happens at Each Stage
Once your building permit is issued, the City doesn’t just wait for the finished house. An inspector visits at set points during construction to check the work before it gets covered up. For a new single-family home or duplex, that typically means 15 to 20 or more separate inspections across building, plumbing, gas, electrical and heating. Knowing what each inspection covers helps you understand your build schedule, ask your builder better questions and see why some stages can’t move forward until a sign-off comes through.The basic rule: each stage has to be inspected and accepted before it is hidden by the next one. Footings are inspected before concrete goes in, plumbing before the slab is poured, framing and wiring before insulation, and insulation before drywall. Missing one can mean opening finished work back up so it can be inspected.
Who books inspections, and how
In both cities, inspections are usually booked by your builder (as the permit applicant or contractor) or by the trade that holds each sub-permit, such as the plumber, electrician or gas fitter.- Vancouver: book online through the City’s permit account if you are the permit applicant or a trades contractor, or by calling 3-1-1 (604-873-7000 from outside Vancouver). Requests received before 2 pm on a business day are aimed for the next business day.
- Burnaby: book through the My Permits Portal (for permit applicants and contractors with an account) or by calling the inspections line at 604-294-7130, Monday to Friday, 8:30 am to 3 pm. Requests before 3 pm are aimed for the next business day.
The inspection stages, in order
The exact list comes with your permit and depends on your design (a hydronic in-slab heating system or a fire sprinkler system adds inspections, for example). The table below groups the stages listed in the City of Vancouver’s inspection stages guide for houses and duplexes and the City of Burnaby’s guide for new single and two-family dwellings.| Stage | What the inspector looks at | Paperwork often needed on site |
|---|---|---|
| 1. Before work starts | Tree protection barriers and the construction safety plan (Vancouver); demolition notice and proof hazardous materials were removed, if an old house is coming down | Hazardous materials disposal records |
| 2. Temporary power | The temporary construction (saw) service: pole location, grounding, clearances, lockable enclosure | Pole location confirmed with BC Hydro |
| 3. Footings and foundation forms | Forms, rebar and depth before any concrete is poured | Structural engineer’s letter or field memo; geotechnical letter where required; surveyor’s form or posting survey (Burnaby) |
| 4. Drainage and damp-proofing | Perimeter drain tile, damp-proofing on the foundation walls and rainwater leaders, before backfill | None usually; gravel cover goes on after approval |
| 5. Sewers, sump and underground services | Sanitary and storm piping to the property line, the sump, underground electrical conduit | Pipes water-tested and properly bedded |
| 6. Below the slab | Under-slab plumbing, vapour barrier and slab insulation, plus in-slab heating pipes if used | Fill compaction or slab reinforcement letter where required; heating design |
| 7. Survey check (Vancouver) | Non-Encroachment Certificate and field plan review before framing | Non-Encroachment Certificate from a BC land surveyor |
| 8. Rough-ins | Above-ground plumbing, gas piping and vents, mechanical, sprinklers and electrical wiring, before walls are closed | In Vancouver, plumbing, mechanical, sprinkler and gas rough-ins are inspected on the same day |
| 9. Sheathing and rainscreen | The building envelope: sheathing, flashings, roofing, windows and doors, plus a window mock-up | Engineer’s sheathing (seismic) letter; deck membrane letter if needed |
| 10. Framing | The structure, once all rough-ins have passed | Engineer’s framing and truss letters; mechanical ventilation checklist |
| 11. Insulation and vapour barrier | Insulation and air/vapour barrier, before any drywall | Mid-construction airtightness (blower door) test results from the energy advisor |
| 12. Trade finals | Plumbing, gas, heating and electrical all installed and working | Gas completion notice; heating certificate; sprinkler letters if applicable |
| 13. Final building and occupancy | Everything complete inside and out, after all trade finals have passed | Final letters of assurance; final energy (Step Code) report and blower door test |
Two inspections people don’t expect: the blower door tests. Because new homes must meet BC’s Energy Step Code, an energy advisor checks how airtight the house is at mid-construction (before drywall, when leaks can still be sealed) and again at the end. Burnaby’s guide calls for the mid-construction blower door test before the insulation inspection, Vancouver asks for the energy advisor’s mid-construction checklist at that stage, and both cities need the final energy report before the final inspection.
The engineer and surveyor letters
A lot of the paperwork above comes from professionals, not the City. Structural, geotechnical and other engineers file letters of assurance confirming they have reviewed their part of the work in the field. A BC land surveyor confirms the foundation sits where the approved plans say it should. If a letter isn’t on site, the inspector may not accept the stage, even if the work itself is fine. That’s why a good builder lines up the engineer’s site visit before booking the City inspection.Occupancy: the last sign-off
You can’t move into a new house until the final building inspection is accepted. Burnaby issues an Occupancy Certificate, and its guide is clear that it “must be obtained prior to the new house being occupied.” Vancouver grants permission to occupy once the final building inspection is accepted. In both cities, the final can only be booked after every trade final has passed. This matters for planning a move-in or a tenant’s start date: the final inspection is the real finish line, not the day the painters leave.What inspections do, and don’t, cover
City inspectors check that the work meets the building by-law and the approved plans at specific stages. They visit for a short time at each stage; they don’t supervise the build day to day or judge finish quality. Things like paint, trim, tile layout or cabinet alignment are between you and your builder. For that, rely on your contract, regular site walks, a deficiency walk-through before handover, and your 2-5-10 home warranty.How inspections affect your schedule
With next-business-day booking, a clean pass usually costs a day or two. A failed inspection can cost much more: the fix, a new booking, a re-inspection fee, and trades waiting to start the next stage. A few habits keep things moving:- Book only when the work is truly ready, with approved plans and any required letters on site.
- Coordinate same-day trade inspections where the City requires them, so one late trade doesn’t hold up the others.
- Schedule the energy advisor early for the mid-construction blower door test, so insulation and drywall aren’t delayed.
- Keep the site safe and tidy. Inspectors can refuse to inspect an unsafe site.
- Ask your builder for the inspection record as you go. It’s a simple way to see the project’s progress.
Related reading
Please note: This page is general information, not legal, financial or professional advice. The facts, figures, bylaws, fees and code requirements described here were accurate to the best of our knowledge when it was published or last updated. These rules change often and differ from city to city, so some details may have changed since. Before you make decisions, please confirm the current requirements with your city’s planning and building department and with qualified professionals. We’re always happy to help you check what applies to your property.
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Inspection stages, booking times and fees are approximate summaries and can change. Confirm the requirements for your permit with the City of Vancouver or City of Burnaby.4 Comments
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