Application Requirements for House Permits

Main page content begins here

Permit application requirement details for new house projects including Single detached, Semi-detached, Duplex, Backyard Housing and Row Houses.

Proposed Zoning Bylaw Changes Affecting Row Housing

Please be advised that City Council is considering proposed Zoning Bylaw amendments at a Public Hearing on June 30. The proposed regulations will impact the design and setback requirements for most row housing in the Small Scale Residential (RS) Zone and may affect other forms of development. If approved by City Council, any application that is approved June 30 and onwards must comply with the new regulations. For more information, review the handout.

Applications can be submitted online or mailed to the Edmonton Service Centre. This page lists the minimum submission requirements. Applications missing any required plans, documents and details will not be accepted.

The current land use regulation is Zoning Bylaw 20001
Alberta's building code, effective 01 May 2024, is the National Building Code-2023 Alberta Edition.

Auto-Review in Developing Areas

The City uses an Auto-Review process for Development Permit applications for Single Detached and Semi-detached houses in developing areas that are zoned Small-Scale Flex Residential Zone (RSF).

How Does it Work?

When applying for eligible projects online at selfserve.edmonton.ca, the interactive application process will enable you to verify a project complies with applicable zoning regulations. Projects that meet the Auto-Review criteria may obtain a Development Permit in as little as 1 day, greatly reducing timelines, especially during peak construction season.

Resources and Education

How-to Guide

Applicant Responsibilities

The City uses Auto-Review to assist in the Development Permit application approval process. Applicants complete the application form and confirm the information they have submitted is accurate and complete. The information entered into the application is verified for compliance with the Zoning Bylaw and is used as the basis for the Development Permit decision.

Drawings and plans are still required to be provided with the Development Permit application. The City will audit applications selected at random to confirm the accuracy of the information submitted and compliance with all applicable regulations.

Accurate and complete information is essential. A Development Permit issued on the basis of incorrect information contained in the application is invalid.

A Development Permit may be cancelled if the application for the Development Permit contained a material misrepresentation, if the Development Permit was issued as a result of a material error, and/or if material facts were not disclosed at any time during the application process for the Development Permit.

If the City becomes aware of incorrect, inaccurate, or misleading information provided in the application by the applicant, either knowingly or unknowingly, any issued Development Permit may be deemed invalid from the date of issuance and the City will not be liable for any claims, damages, or costs associated with the Development Permit or application.

Project Eligibility

Most new single and semi-detached house applications in lots zoned small-scale flex residential (RSF) in developing neighbourhoods are eligible for Auto-Review. To qualify, projects must be on registered lots and meet all requirements of the Zoning Bylaw. Ineligible projects include multi-unit housing, lots that are within the top of bank, and reduced setback developments.

For a complete list of eligible and ineligible projects, see the How-to Guide. Applications that do not meet the required criteria will be redirected to a Development Planner for a review and decision. These applications will take more time for a decision to be rendered and will be processed in the order received.

After You Apply

Following submission of the Development Permit application, here is what to expect:

Development Permit is issued - All aspects entered through Auto-Review meet eligibility criteria. A Development Permit is provided within a few minutes by email notification to the applicant and includes a House Design report that lists the details provided in the application.

Or
Development Permit Application is audited - All aspects entered through Auto-Review meet the eligibility criteria but through a random audit process, the application is selected for an audit. A few minutes after submission of the application, you will see the application proceed to “In Development Review” for review by a Development Planner.
- Following a successful audit, the Development Permit will be issued.
- If corrections are made to your application submission, City staff will notify you and issue the permit with a copy of the House Design report that includes the revised details.
- If issues are found, a Development Planner will contact you.
Or
Review by a Development Planner - The entered information does not meet Auto-Review criteria, or the application does not comply with the Zoning Bylaw, and/or requires a variance. The application will be sent to a Development Planner for a review and decision.

As part of the Building Permit processing, further clarification may be sought if omissions are found with the Development Permit application.

Plot Plan

Plot Plan to be prepared by an Alberta Land Surveyor with a preferred scale of 1:300.

Note: Minimum scale: 1:500 on legal-size paper

Plot Plan Requirements

Municipal address and legal description
North arrow, scale and date of preparation
Zoning of the property
Property lines and property dimensions shown and labeled
Identification of all streets and alleys (lanes) abutting the subject site
Easements, rights-of-way and/or restrictive covenants
Site depth, as measured between the mid-points of the front lot line and the mid-points of the rear lot line
Site width, as measured from 9.0 metres from the front lot line
Setbacks from proposed buildings and/or structures dimensioned to all property lines
Distances between buildings within the site
Dimensions (closest distance), location and distance to property lines of all existing and proposed structures including air conditioners, cantilevers, eaves, overhangs, unenclosed steps and landings, and all projections
Dimensions and location of existing and proposed accesses to the site, show driveways and pathways in front yard, curb cuts/site access (all dimensioned from the property line)
Geodetic elevations of the site, including finished grades, bottom of footings, top of foundation wall, and finished main floor
Geodetic elevation taken alongside property lines at a distance equal to the front setback where a walkout basement is proposed
Off-site detail - from the property line to the roadway or alley (within the boulevard) such as existing City-owned trees (include caliper measurements), curb cuts, street furniture, including but not limited to, lights, fire hydrants, signs, mailboxes, above-ground utilities
For new buildings and additions that are 5.5 metres or greater in height and are 4.5 metres or less from the property line abutting overhead power lines, it is strongly encouraged that the power lines are shown on the plot plan
Identification of the required landscaping, preserved landscaping and proposed ground cover. Provide number, type, percentage of soft landscaping, and approximate sizes of existing and proposed trees and shrubs.
Provide technical calculations of site area and site coverage
Number of parking spaces, providing depth, width, angle and number of spaces
Identify any buildings that are to be demolished as part of the application

Infill Site Documents

These documents are only required if the proposed development is located in a redeveloping area.

Lot Grading Plan Requirements

Lot Grading Plans are required for all new house projects including Single detached, Semi-detached, Duplex, Backyard Housing and Row Houses.

Review the Infill Lot Grading Plan Requirement Checklist for a complete list of plan requirements.

Backyard Housing - Lot Grading Plans

Lot Grading Plans are required for all new Backyard Housing developments and are subject to the Residential Lot Grading Guidelines , Residential Lot Grading Requirement Certificate , inspections and fees.

Lot Grading Plans are not required for Backyard Housing under the following conditions:

Conversion of the at-grade space of an existing garage, provided the building footprint is not altered.
Second storey additions to an existing garage, provided the building footprint is not altered.
Sites that have an approved subdivision grading plan in effect. For these sites, Backyard Housing must be graded in accordance with the approved subdivision grading plan.

More information about Lot Grading requirements are available at Residential Lot Grading.

Landscaping Plan (Row House only) Requirements

Drawings should be min. scale 1:300
May be included on the site plan for small developments provided the drawings remain clear and uncluttered
Identify existing and proposed Trees, shrubs, flower beds and groundcover (indicate what is to be added and/or retained)
Schedule of existing and proposed plant material required (trees and shrubs), indicating the Type (deciduous, coniferous), Sizes (calliper and height), and Species (common and botanical names)
Surface treatment for all areas; including parking and pathways
Garbage collection facilities (screening details showing location, dimensions and materials)
Location and Elevation of any Fencing, Privacy Screening, retaining walls, and garbage enclosure
Amenity Area/Private Outdoor Amenity Area (Section 5.20 of the Zoning Bylaw)
Percentage of soft landscaping

Low-Impact Development - Requirements for Site Servicing, Lot Grading and Landscaping Plan (3 or 4 unit corner sites only)

What is Low-Impact Development?

Low-Impact Development (LID) is a type of stormwater management facility that incorporates plants, engineered soils and natural processes to capture stormwater runoff close to its source.

Eligibility

Applicants have the option to include LID as part of a new development. Corner infill sites of 3 or 4 units that propose LID and follow the Low-Impact Development Guidelines for Corner Lot Infill Developments are eligible for streamlined EPCOR and City of Edmonton approvals of the facility. The guidelines contain details about standardized designs, plant species recommendations, drawing and submission requirements, construction and maintenance considerations, and soil specifications. If you have questions about LID, contact LIDoutreach@epcor.com.

As part of a Development Permit application that contains an LID facility, the submission package must include a site mechanical plan, stormwater management calculations, a Lot Grading Plan, and Landscaping Plan.

Drawing Details
The following details must appear on both your Lot Grading Plan and Landscaping Plan:

Type of LID facility
Total roof size including garage, if applicable
Location and shape of LID facilities
Slopes
Surface area of catchment area for each LID facility
Flow arrows for roof, eaves, downspouts and overland flow
Width and length of LID facility
Individual surface area of LID facilities
Ponding depth
Media Layers
Depth of growing soil media
Depth of filter layer
Depth of drainage layer
Location of inlet
Location of overflow
Location of surrounding sewer systems
Setback distances between LID facility and:
Neighbouring property lines
Buildings
Public right-of-ways
Percent size of LID facility based on catchment area
Erosion control and energy dissipation

Vegetation

Plant identification
Mature size
Location of plantings

In addition, based on the design, drawings may require the following:

Location of geotextile (if applicable)
Shared swale (if applicable)
Location of service connection (if required)
Location and size of underdrain (if required)

Development Permit Notification Sign Requirements

Elevation Drawing of the structure without markup is required for the notification sign
Acceptable Formats: PDF, JPG or PNG
Resolution: minimum 300 DPI
Sign Size
- Recommended Drawing Size for 24x18 sign to display one image: 12” x 8”
- Recommended Drawing Size for 4’ x 4’ sign to display more than one image and/or a company logo: 24” x 26” (multiple images can be added to this sign, as long as they all fit within the recommended size)
- Contact information of the contractor, Development Permit applicant and/or landowner

The City will create the Development Permit Notification Sign when your permit is issued. If you have questions, please contact your Development Planner about this requirement.

View these Development Permit Notification Sign examples: demolition and a new house.

Project Implementation Plan (PIP)

Review the PIP Guide and create a Project Implementation Plan
Sign and submit the Letter of Commitment

Abandoned Wells Confirmation

Required if any proposed development for a new building, or an addition to or alteration of an existing building will result in the building being larger than 47 square meters or 506 square feet, as required by Alberta Energy Regulator Directive 079.

Submit a signed Abandoned Wells Confirmation Form and include a printout of the map(s) used to confirm the absence/presence of abandoned wells.

Architectural Drawings

for Development Permit and Building Permit

Submission Standards

Prepared by a draftsperson, architect or person skillful in technical drawing in ONE combined file.

Minimum scale: 1/8"=1'-0" or 1:100

Preferred scale: 3/16"=1'-0" or 1:75

Metric or imperial units are acceptable. Please be consistent.

Building Elevations Requirements - Front, Sides, and Rear

Exterior of all sides of the proposed buildings, including all windows and doors
All exterior finishing materials for walls (for example, brick, stucco, EIFS), roof (for example, asphalt shingle, concrete tile), fascia, soffit, and so on
Building height from the top of the finished main floor to mid-point of the roof and from the top of the finished main floor to the highest point of the roof (ridge). Please refer to Subsection 5.70.1 for diagrams.
Finished ground level
Where provided, side entrances on Zero Lot Line Developments must not be developed more than 0.3m above the finished ground surface. This information may be shown on the elevation drawing or section drawing
Where Renewable Energy Systems are proposed to be installed on the roof, a roof plan is required identifying the number and layout of the panel

Floor Plan Requirements

Plan views of all levels, in the following order:
- Main
- Upper level(s)
- Foundation level, showing
  - Radon mitigation rough-in with its clearly labeled termination, recommended to be located to facilitate future completion to exterior, for example, not under/too close to stairs or appliances.
  - Consult Soil Gas Vent Termination guidance if voluntary completion of the required rough-in system is desired
  - Any foundation drain (weeping tile) sump location, with air-tight access lid
  - Floor drain(s), and any plumbing rough-in of drains for future development
Ensure the stairs rise and run comply with NBC-AE
Ensure multi-dwelling and secondary suites projects comply with NBC-AE for sound protection
Basement development plan (required only if included in the scope of work)
Dimensions of the building (exterior and interior) and dimensions and area of each floor level)
Total of all floor areas, not including basement level or attached garage
Location and dimensions of all walls, doors and windows, and indication of each sleeping room exit window/window well as applicable
Identification of uses of all rooms and spaces on all floors, such as kitchen, living room, bedroom, bathroom, mechanical room, and other areas
Interconnected smoke alarm and carbon monoxide alarm locations
Any roof plan or schematic (valleys, venting, roofing, and other details)
Rooftop terrace stepbacks from all building facades, if applicable
For detailed information regarding secondary suite design requirements and considerations, including Suite Rough-in provisions, please refer to the Secondary Suite Design Guide

Sections and Details Requirements

Sections through the highest roof structure and other locations as needed to clarify construction including headroom under roofs of half-storeys
Fully-labeled sections of all assemblies forming floors, walls, roofs, including assemblies corresponding to NBC(AE) 9.36 Prescriptive Path Summary and Checklist details (including any trade-offs) or NBC(AE) 9.36 Performance Path Summary details. Include any proposed decks.
Clearly-defined position of air barrier on the assembly details
Effective thermal resistance (ETR) calculations for all proposed above-ground AND below grade/in-ground-contact opaque assemblies, in Metric RSI. Ensure any unheated attached garage minimum required insulation is shown. Show source(s) used to generate the ETR values, such as
- NBC(AE) A-9.36.2
- Natural Resources Canada ETR Calculation Tables
- Canadian Wood Council Thermal Design Calculator
- ASHRAE tables; or other sources.

See the Energy Code page for details. (Convert: RSI x 5.678 = Imperial R value)

Spatial separation considerations for backyard housing and detached garages

Semi-Detached and Duplex

Edmonton's Zoning Bylaw defines a Semi-detached House as 2 principal dwellings joined in a side-by-side configuration separated by a vertical party wall. A duplex is a building with two principal dwellings, with one of those dwellings placed over the other in whole or in part (See the Zoning Bylaw for full definitions).

Associated Development Permit Documents

Applicants can print, complete and attach these documents to their application, if necessary.

Forms

Development Waiver Form

The Development Waiver Form is an optional request, where a complete Building Permit submission has been made, to advance the application to Codes review while the project is on Development Permit Notices. In submitting this signed form, the applicant acknowledges the waiver is NOT permission to start building.

Footing and Foundation Only Building Permit

This is an optional request for an expedited building permit for construction of the foundation and main floor deck of the project. The permit holder assumes all risks, as the final Building Permit for the project has not yet been issued. The foundation location may affect house wall assembly and window location decisions.

If any information is missing or incorrect, the Footing and Foundation ONLY Building Permit will not be processed on this expedited basis. If a demolition permit is required, it must be issued prior to a footing and foundation permit being issued.

Construction may not start until the Footing and Foundation Only Building Permit is issued.

New Home Warranty Program

All new homes built in Alberta require New Home Warranty coverage. The Provincial New Home Buyer Protection Act requires either:

New Home Warranty Confirmation
OR
Valid Owner-Builder Authorization

To be submitted with the permit application. If not available at the time of application, indicate status as “Pending” and provide to the plans examiner when ready. This must be provided before a Building Permit can be issued.

New Home Warranty Confirmation Requirements

Provide:

Certificate of Licence (General Contractor licence, or Developer licence), and
Approved New Home Registration

Do not submit the warranty application, application receipts, or the RF number only.

Resources: Builder Licensing and Warranty Requirements

Owner-Builder Authorization Requirements

Provide:

Owner-builder Authorization (exemption letter) from the Owner-builder Registry.

Resources: Overview – Owner Builder Authorization Requirements

Additional Resources

New Home Buyer Protection Act

New Home Warranty

Owner Builder Authorization Requirements

Builder Licensing and Warranty Requirements

Rental Use Designation Requirements

Structural, Engineering and Systems Documents

Provide three separate PDF document files, each named and assembled as outlined below.

Roof and Floor Layouts

Engineer-stamped designs must be by an Alberta-registered engineering professional. Provide ONE combined file, assembled in this order:

Engineered roof truss layout diagram. Do not submit individual truss detail sheets. Factory-supplied “Inspector Copy” package of roof truss shop drawings must be provided for inspection.
Engineered floor joist layout diagrams, from uppermost to the lowest storey
Roof and floor supplier letter(s): 1 or 2, depending on the component source
Pad footing charts for heavy-duty columns, from
- Manufacturer listed on floor layout, or
- Engineer-stamped pad footing design.
Stamped engineering for any
- Steel beam,
- Manufactured wood beam,
- Built-up lumber beam with non-uniformly-loaded flush connections, point loads, or
- Built-up lumber column.
Framing sketches for any fully stick-framed roofs or floors. Engineering-stamped framing is not required when the proposal can be verified in NBC(AE) Part 9.

Site-specific Engineering

Site-specific engineering

Engineer-stamped designs must be by an Alberta registered engineering professional. Provide ONE combined file, assembled in this order:

Foundation engineering

Foundation wall lateral bracing connection of main floor I-joists to top of foundation wall
Foundation wall reinforcement for window openings, greater than 1.2 metres wide or adjacent other window(s)
Foundation wall reinforcement for floor openings, such as stairs, adjacent to foundation wall
Foundation wall reinforcement for height exceeding 3.0 metres
Retaining wall design, if wall is connected to house, or if required for building integrity (slope site)
Footing design for:
- Supported joist spans larger than 4.9 metres,
- Irregular configurations, or
- Non-Part 9 soils conditions
Helical (‘torque’ or ‘screw’) piles or concrete piles, and/or grade beam
Structural slab for concrete floors-on-ground for any building other than a detached garage less than 55 square metres area associated with a house
Preserved wood foundation design
Any geotechnical engineer report for:
- Soil-bearing capacity,
- Sulphate content, or
- Top-of-bank conditions.

Above-ground engineering

Tall walls exceeding NBC(AE) wall height limits
'Mechanical wall' reinforcement for discontinuous bearing wall plates
Designs incorporating uncommon house-building materials not found in NBC(AE) and without CCMC approvals, such as steel, precast concrete, bale, Structural Insulated Panels and concrete floors above floor-on-ground.
Lumber joists and cantilevers exceeding NBC(AE) limits and that are not found in the “Canadian Wood Council 2009 Span Book”

Approvals, Confirmations, Policies and Variance Requests

Engineer-stamped designs must be by an Alberta-registered engineering professional.
Entire product testing reports are not required unless requested by the plans examiner; submit approval page(s) only.
Provide ONE combined file, assembled in this order:

Where required, declare Sound Separation construction intentions on the appropriate form:
- Sound Separation Declaration within a House with Secondary Suite
- Sound Separation between Side-By-Side Dwelling Units
Where required Exterior Insulating Finish System (EIFS) is intended to be used on the project and the details are not on or with the plans, disclose intention on the EIFS Confirmation Declaration form by:
- Denoting the assembly proposed is for the prescriptive solution of NBC(AE):9.27.13., or
- Attaching a stamped designed solution per Part 5, or
- Attaching the CCMC approval summary for the selected assembly.
Schedules of Professional Involvement for a Row House with five or more dwellings or a Part 3 Row House must be submitted with the application.
Renewable Energy Systems
Hydronic heating system required details (underfloor or radiant)
Modular or prefabricated components documentation
Manufactured stone or thin brick installation requires professional letters of responsibility for materials, design and installation per Part 5 for specialty cladding systems not found in the NBC(AE) and without CCMC approval.
Any manufactured guards and precast step/landing brackets engineered designs required for any deck platform, ramp or step greater than 1.8 metres above the ground and/or supporting a roof
Any other generic engineering applicable to the project

Policy Solutions

The building permit office offers policy solutions for common conditions or proposals that repeatedly require a variance to NBC(AE) prescriptive requirements.

Variance Requests for Alternative Solutions

A specific variance may be granted if a proposal for an alternative solution demonstrates at least the minimum level of performance required by NBC(AE) Division B in the areas defined by the objectives and functional statements attributed to the applicable acceptable solution(s).

An alternative solution may be sought if the application of a policy solution is not desired. The Alberta Safety Codes Council has more information.

Energy Efficiency

City of Edmonton Energy Code requirements and background information is available at Energy Code Requirements.

Energy Efficiency Information Requirements for Building Permit

Completeness and quality of a submission are the main causes of delay in permit processing. Applicants who are unable to demonstrate compliant construction intention through proper completion of the 9.36 checklist part of the application should engage a knowledgeable designer or energy advisor.

For additional background and resources, see also provincial government, federal government, or search established trade and industry sources such as Bild--Alberta Codes.

Coordination between applicant, designer, constructor, and energy modeler for a Performance Path project is essential to successful plans exam, construction and inspections.

Current Application Checklist, Trade-Off Calculator tool and Edmonton Performance Summary for Energy Advisor are under the tab “NBC(AE):9.36” of Energy Code Requirements.

For semi-detached and row houses modeled on a unit-by-unit basis, provide a separate file for each of the assembled Energy model report sets, named and in order from lowest to the highest address. Provide file(s) assembled in the following order:

Reference House report
Proposed House report
Window list or schedules if not clearly and correctly specified on drawings

Project Implementation Plan (PIP)

A Project Implementation Plan (PIP) outlines and records how the project team will comply with applicable safety laws during a construction project to effectively deal with unexpected or unsafe conditions. A PIP might include the following documents: site assessments, neighbourhood notifications, agreements with neighbours, plans for demolition and excavation, safety measures, and construction site fire safety plan.

While the PIP itself is not typically submitted for review, it must be created before work begins and be available on-site for reference by compliance officers.

Download and review the Project Implementation Plan Guide.

Create and gather the required documentation for the PIP as applicable to your construction site.

Sign and submit the Letter of Commitment with your Building Permit application documents when directed through the SelfServe permit application system or upon request of a Permit Issuer.

Contact Us

Edmonton Service Centre

Contact Development Services Online

Telephone	In Edmonton: 311 Outside Edmonton: 780-442-5311

Email	developmentservices@edmonton.ca

Application Requirements for House Permits

Proposed Zoning Bylaw Changes Affecting Row Housing

How Does it Work?

Resources and Education

Applicant Responsibilities

Project Eligibility

After You Apply

Backyard Housing - Lot Grading Plans

Development Permit Notification Sign Requirements

Project Implementation Plan (PIP)

Sample Documents

Submission Standards

Development Waiver Form

Sample Documents

Roof and Floor Layouts

Site-specific engineering

Foundation engineering

Above-ground engineering

Approvals, Confirmations, Policies and Variance Requests

Sample Documents

Sample Documents

Contact Us

Edmonton Service Centre