Construction Insights
Demolition Before You Rebuild: Permits, Asbestos and Recycling Rules in Vancouver and Burnaby
If you’re replacing an older house with a new home, duplex or multiplex, the old house has to come down first. Most homeowners picture an excavator and a few dumpsters. In Vancouver and Burnaby, demolition is a permitted, inspected process with its own paperwork, deposits and safety rules, and getting it right early keeps the rest of your project on schedule. This guide walks through what happens between “we’re going to rebuild” and a clean, empty lot ready for the new foundation.Step 1: Find out what’s hiding in the house
Before any demolition or major renovation, the house must be checked for hazardous materials. The biggest concern is asbestos. According to WorkSafeBC, if your home was built before 1990, it’s likely that at least some parts of it contain asbestos, in materials such as drywall, textured ceilings, insulation, vinyl flooring and window putty. The survey (often called a hazardous building materials assessment) is done by a qualified surveyor who takes samples, sends them to a lab and produces a report showing what was found and where. Surveys typically also look at other materials found in older homes, such as lead paint.Licensing matters: since January 1, 2024, asbestos abatement contractors in B.C. must be licensed by WorkSafeBC, and the workers doing the removal must be trained and certified. WorkSafeBC is clear that anyone you hire to deal with asbestos in your home must be licensed for that work. Ask for the licence before you sign.
Step 2: Abatement, then clearance
If the survey finds asbestos or other hazardous materials, they’re removed by a licensed abatement contractor before the house is knocked down. Doing it in this order keeps fibres out of the air, off the neighbours’ properties and out of the recycling stream. In Vancouver, the City’s demolition process lists two reports: the Hazardous Building Materials Assessment Report and, where required, a Post-Abatement Clearance Report confirming the materials were removed. The original reports must be available on site before machine demolition begins. Abatement can take a meaningful share of the demolition budget and schedule in an older house, so it’s worth getting the survey done early. You’ll get a real scope to price, rather than a surprise after the permit is issued.Step 3: Apply for the demolition permit
Both cities require a demolition permit, and both attach waste recycling rules to it. The details differ:| City of Vancouver | City of Burnaby | |
|---|---|---|
| Who the recycling rules apply to | Houses built before 1950 (voluntary for newer houses) | Residential demolitions under the Construction and Demolition Waste Diversion Bylaw |
| Minimum reuse or recycling | 75% of materials by weight; 90% for pre-1950 character houses | 70% of demolition waste diverted to an approved facility |
| Extra salvage rule | Heritage-listed or pre-1910 houses: at least 3 tonnes of wood salvaged | None listed on the City’s page |
| Deposit (refundable) | Green Demolition deposit of $15,310 | $2.25 per sq ft of building demolished, up to $50,000 |
| Non-refundable fee | Permit fees per the City’s fee schedule | $250 Demolition Waste Permit Fee, plus permit fees |
| Proof at the end | Recycling compliance report with receipts | Compliance documents within 90 days of completing demolition |
What else the application needs
- In Burnaby: the residential demolition permit application, an Owner’s Undertaking signed by all owners, an agent authorization if someone applies on your behalf, and two copies of a tree/site plan. The application is reviewed by Engineering, the Tree Bylaw team and Climate Action. Engineering may also take a damage deposit, set after a pre-demolition inspection.
- In Vancouver: a recycling and reuse plan, the hazardous materials reports, a character assessment where the zoning requires one, and a tree barrier and pre-demolition inspection before the permit is issued.
Trees come first: both cities check trees before demolition. Protected trees need protection barriers in place before machines arrive, and removing one needs its own permit. Damage done during demolition counts the same as damage done during construction.
Step 4: Disconnect the services
Every service to the old house has to be safely cut off before demolition starts. Burnaby’s guide puts this on the owner or contractor: locate and disconnect all services before work begins, and contact BC 1 Call to identify anything buried.- Electricity: request removal of the service from BC Hydro.
- Natural gas: FortisBC handles removal of the gas line; requests can be submitted online.
- Water and sewer: capping or disconnection at the property line is coordinated with the City.
- Telecom: cable and phone lines should be removed by their providers.
Step 5: Timing the demolition with your building permit
An empty lot still costs money in property tax, financing and insurance, so ideally the house comes down shortly before the new build can start. In Vancouver, demolition permits have generally been held until the new project reached a certain point in the permit process. The City approved changes in late 2025 that give staff discretion to release demolition permits earlier for some projects, including vacated houses in the R1-1 zone. Whether that applies to your lot is something to confirm with the City when you apply. In Burnaby, all existing structures that need to come down must be removed before construction of the new home starts.If the house has tenants
If you’re renting out the existing house or a suite, B.C.’s Residential Tenancy Act sets the rules. To end a tenancy for demolition, a landlord must already have all the permits and approvals required by law, give four months’ notice on the official form, and pay the tenant compensation equal to one month’s rent. Tenants have 30 days to dispute the notice. In Vancouver, some redevelopment projects also come with City tenant relocation requirements. Plan this into your timeline early: you can’t serve the notice until the permits are in place.A practical pre-demolition checklist
- Order a hazardous materials survey early, especially for a house built before 1990.
- Check whether any trees on or near the lot are protected.
- Confirm your house’s age (before or after 1950 matters in Vancouver).
- Budget for the refundable deposit and the cost of sorting and recycling materials.
- Hire a licensed abatement contractor and keep every disposal receipt.
- Book utility disconnections well ahead of the demolition date.
- If the home is tenanted, line up permits before giving notice.
- Salvage what’s worth keeping, such as fixtures, cabinets and lumber, before abatement begins.
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.
Replacing an older house in Vancouver or Burnaby and not sure where to start with demolition?
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Sources
- City of Vancouver: demolition permit with recycling and deconstruction requirements
- UDI: City of Vancouver demolition permitting optimization
- City of Burnaby: demolition waste diversion
- City of Burnaby: demolition permit information guide (PDF)
- WorkSafeBC: asbestos in homes
- WorkSafeBC: asbestos certification and licensing requirements now in effect
- FortisBC: move or remove a natural gas line
- Province of B.C.: types of evictions
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