How to use this guide
Almost any work that adds, extends or alters a plumbing, gas or electrical system needs a trade permit, while like-for-like repairs and fixture swaps usually do not. Development work needs a development permit (planning approval) only when a project breaks a Land Use Bylaw rule or is a discretionary use; it often still needs a building permit (safety approval).
The City uses four permit types. One project can need several:
- Development permit (DP) — planning approval. Covers what you build and where (use, height, setbacks, lot coverage).
- Building permit (BP) — building safety approval. Covers how it is built under the Alberta building code.
- Plumbing / gas permit — trade permit for piping, fixtures, water heaters, gas lines.
- Electrical permit — trade permit for wiring, panels, services and electrical equipment.
2026 changes that affect permit answers
- Citywide rezoning repealed. Council repealed blanket rezoning on April 8, 2026; about 99% of properties returned to their pre-2024 zoning on August 4, 2026. Check your current zone before applying.
- Secondary suites are now a permitted use in all low-density districts (Bylaw 26P2026). A suite that meets every bylaw rule goes straight to a building permit, with no DP.
- Backyard suites still need a DP in most zones. They are permitted only in R-G and discretionary everywhere else. A property can have a secondary suite or a backyard suite, not both.
- R-CG rule changes for new development after August 4, 2026: max height 10 m (was 11 m), max lot coverage 55% (was 60%), no zero lot line developments.
- Secondary Suite Incentive Program closed to applications on September 28, 2026.
Verify before relying on this guide. City web pages carry no legal status. Confirm specific projects with the Planning Services Centre (403-268-5311) before work starts. Homeowners pay any penalties, even when a contractor said no permit was needed.
1. Plumbing and gas
A plumbing permit is required whenever a plumbing system is built, extended or altered. Repairs, unclogging and swapping existing fixtures do not need one.
Plumbing permit REQUIRED
- Installing any new plumbing system
- Extending or altering an existing plumbing system (adding a sink, moving a toilet, roughing in a basement bathroom)
- Replacing water or sewer lines in or around the home
- Replacing a hot water tank when any of these change:
- Gas lines upstream of the water heater shut-off valve
- The venting system (size or design)
- The type of water heater (e.g. natural draft to direct vent)
- Installing, altering or adding to a hydronic heating system (separate hydronic permit)
- Installing a private sewage disposal system (private sewage permit)
- Installing or replacing a cross connection control device (CCCD permit)
- Installing a solar hot water system (solar thermal permit)
- Installing a water reuse system (water reuse permit)
- A heat pump water heater (needs both plumbing and electrical permits)
- Any plumbing in a new garage, shed, deck or accessory building
Plumbing permit NOT required
- Repairing a leak in a water distribution or drainage system
- Replacing existing faucets and fixtures (like for like, same location)
- Removing a blockage in a drain
- Replacing a hot water tank like for like, with no change to gas lines, venting or heater type
- Minor leak repairs and regularly scheduled maintenance on hydronic heating systems
Gas permit REQUIRED
- Installing, altering or adding to any gas system
- Residential furnace replacement by an HVAC contractor (furnace replacement permit)
- Propane, natural gas and heater installations on construction sites (temporary gas permit)
- Relocating a gas meter (meter relocate permit)
- Installing a gas fireplace insert (gas fireplace installation permit)
- Any mechanical (HVAC) work
Who can pull the permit
| Work | Homeowner can do it? | Notes |
|---|---|---|
| Plumbing | Yes, if eligible | Homeowner plumbing permit |
| Gas lines | No | Only a licensed gas fitter, unless the owner is a first- or second-class (journeyman) gas fitter |
| Gas fireplace insert | Yes, the insert only | The gas line connection still needs a licensed gas fitter and a separate contractor gas permit. If the fitter does the whole job, only the contractor gas permit is needed |
| Mechanical / HVAC | No | Licensed contractor only |
Homeowner eligibility (plumbing and electrical):
- You legally own the home and live in it (or intend to). Rentals do not qualify.
- You do the work yourself. You cannot pull a permit for someone you hired.
- The system serves only your home, including a secondary suite inside it.
- Semi-detached: only the side you live in, plus accessory buildings on that lot.
- Condo townhouses: allowed with condo board authorization, for your unit only.
- Apartment-style condos: not allowed. A licensed contractor must do the work.
- Corporation-owned homes: a director who lives there and does the work may apply.
Work already finished without a permit
If plumbing was concealed behind drywall without a permit, a homeowner permit cannot be issued. The owner must hire a licensed plumbing contractor to get the permit and confirm code compliance. Inspectors may ask for drywall to be removed.
2. Electrical
An electrical permit is required for all new wiring and for any extension or alteration of existing branch circuit wiring. Replacing a fixture on its own does not need one.
Electrical permit REQUIRED
- All new wiring installations
- Extending or altering existing branch circuit wiring (new outlets, new switches, moving lights)
- Electrical in a basement development or interior renovation
- New garages: lights, outlets and the garage door opener
- Existing garages: any new wiring or altered branch circuits
- Changes to the main service (panel, main breaker, meter base) or a service upgrade
- Adding a sub-panel
- Electric vehicle (EV) chargers
- Air conditioning units and heat pumps
- Electric heat
- Hot tubs and pools
- Battery or energy storage systems
- Energy management systems (EMS / EVEMS)
- Solar photovoltaic (PV) systems
- Emergency generators (new or replacement)
- Secondary suites and backyard suites
- Fire alarms (needs both electrical and building permits)
- Temporary construction services
- Repairs to a damaged electrical service (licensed contractor only)
Electrical permit NOT required
- Replacing an existing light fixture, switch or receptacle like for like, with no change to the circuit wiring
Equipment that needs more than one permit
| Equipment | Permits required |
|---|---|
| Hot tub | Building + electrical |
| Central air conditioner | Electrical + mechanical |
| Energy storage (battery) system | Building + electrical |
| Heat pump water heater | Electrical + plumbing |
| Fire alarm | Building + electrical |
| Electric heat | Electrical |
| EV charger | Electrical |
What a homeowner can and cannot do
A homeowner with a homeowner electrical permit CAN:
- Wire new circuits, outlets and lights in their own home
- Tie into the main panel without physically changing it
- Add a sub-panel to an existing service that has a main breaker
- Wire above-ground pools and hot tubs
A homeowner CANNOT (a licensed contractor must do it):
- Install, alter or modify the main service, main panel, main breaker or meter base
- Wire permanent in-ground pools and hot tubs
- Install or alter solar PV systems
- Install battery energy storage systems
- Install EMS / EVEMS or load management systems
- Wire air conditioning units
- Wire EV charging
- Do load calculations (a qualified electrician must)
A homeowner who holds a journeyman electrician certificate, owns the home and lives in it may apply for permits a typical homeowner cannot. Electrical contractors cannot work under a homeowner's permit.
Contractor permit rules
- The applicant must hold an Alberta Master Electrician Certificate and a City of Calgary business licence, and complete the City Qualified Trade application.
- Separate permits apply to each commercial base building and tenant space, each unit in stacked multi-family buildings, and each rowhouse unit.
- Plans and drawings are required for services of 600 amps or more, commercial underground service conductors, and all solar PV installations.
- An annual permit applies to facilities that employ a full-time journeyman electrician.
Electrification projects (EV, heat pump, AC, hot tub, battery)
- A registered electrical contractor checks whether the home's service can carry the added load.
- If capacity exists, the electrician applies for the permit.
- If not, either upgrade the service through ENMAX or install an approved energy management system.
- Rowhouses on a shared (gang meter base) service must also submit the Row Housing Electrification Authorization form, signed by the condo board or homeowners' association.
Work already finished without a permit
Concealed wiring done without a permit cannot get a homeowner permit. The owner must hire a licensed electrical contractor to pull the permit and verify the wiring. Inspectors may ask for drywall to be removed.
3. Development work
A development permit is needed when a project does not meet every rule of Land Use Bylaw 1P2007, or when the use is discretionary in your zone. A project that meets all the rules usually needs only a building permit, and some small projects need nothing at all.
General rule
Development permit REQUIRED when:
- The design or location breaks a Land Use Bylaw rule (height, setbacks, lot coverage, size), so you are asking for a relaxation
- The use is listed as discretionary in your land use district
- The property is in a floodway or within 6 m of one (for decks and similar structures)
Development permit NOT required when:
- The project meets every Land Use Bylaw rule and the use is permitted in your district
Decks (uncovered)
Building permit required:
- Deck surface higher than 0.6 m (2 ft) above grade at any point
- Rebuilding, extending or adding stairs to an existing deck higher than 0.6 m
- Any covered deck (pergola or roof). A roof attached to the house counts as an addition; a freestanding roof counts as an accessory building
- Any balcony (a platform above the main floor counts as an addition)
Development permit required:
- Deck located at the front of the home
- Closer than 1.2 m to a side property line
- Closer than 6 m to a rear property line
- Property in a floodway or within 6 m of one
No permit required:
- Uncovered deck 0.6 m (2 ft) or lower above grade at every point, that also meets the location rules above
A trade permit is also needed if the deck includes electrical or plumbing.
Garages, sheds and accessory buildings
Covers detached garages, sheds, pergolas, gazebos, greenhouses, arbours, workshops, playhouses and carports.
Building permit required:
- Building larger than 10 m² (107 sq ft)
- Renovating an existing garage, shed, greenhouse or pergola
- A structure attached to the house (treated as an addition)
Development permit required:
- Accessory residential building is a discretionary use in your district
- Height over 4.6 m (15 ft 1 in)
- Eave line (parking surface to where wall meets truss) over 3 m (9 ft 10 in)
- Garage larger than 75 m² (807 sq ft) per dwelling unit, or larger than the house footprint
- Total lot coverage over your district's limit (40% to 60% depending on zone)
- Building over 10 m² placed closer than 1.0 m to the house
- Located in the actual front setback
- Floor more than 0.6 m above grade (except garages), e.g. a pergola on a high deck
- Any rooftop deck or balcony on the structure (always needs a DP)
No permit required:
- Accessory building under 10 m² (107 sq ft) that meets location and design rules
- Temporary tent garages that meet setback and design rules
- Parking pads (no building permit)
All new garages also need a separate electrical permit for lights, outlets and the door.
Fences
Development permit required when the fence is higher than:
- 2.0 m (6 ft 6 in) in the rear yard
- 1.2 m (4 ft) in the front yard
- 0.75 m (2 ft 6 in) inside a corner visibility triangle
- 2.5 m (8 ft 2 in) for a gate
No permit required:
- Fences within those heights. A fence almost never needs a building permit.
- Fences may not extend onto City property.
Retaining walls and garden boxes
Permit required when:
- The wall retains 1.2 m (4 ft) or more of soil, and
- The combined height of all walls and garden boxes within 1 m (3 ft 3 in) of each other is 1.2 m or more
- A wall at or above 1.2 m needs a development permit as well as a building permit
No permit required:
- Walls and garden boxes below those heights. A safety codes officer can still require a permit and engineering for complex walls under 1.2 m.
Skateboard and sports ramps
- Usually need no permit in residential (R or M) districts when within size limits
- Need a DP only if they exceed 1.5 m high, 5 m wide and 6 m long, sit within 1.2 m of side and rear lines, or attach to another structure
Basements and interior renovations
Building permit required:
- Developing a basement for the first time
- Structural changes, such as moving or removing walls on any floor
- New openings in interior or exterior walls (new or relocated windows or doors)
- Adding or enlarging windows
- A new basement entry
- Exterior renovations that do not add floor area
No permit required:
- Minor cosmetic work: finishes, flooring, painting, tiling, cabinets, furniture
- Replacing windows with the same opening size and the same type of operation
Development permit required:
- Only when the work breaks a bylaw rule, e.g. a window well projecting more than 0.8 m into a side setback
A basement with both a kitchen and a bathroom is a secondary suite and follows the suite rules below. A wet bar is allowed if it has no means of cooking.
Additions
- An addition always needs a building permit
- A development permit is needed only if the design or location does not meet the Land Use Bylaw
Secondary suites (basement, main or upper floor)
- Development permit NOT required if the suite meets every bylaw rule (permitted use in all low-density districts under Bylaw 26P2026)
- Development permit required if any bylaw relaxation is needed
- Building permit always required, plus electrical and plumbing permits
Backyard (laneway) suites
- Development permit required in all zones except R-G, where it is a permitted use
- Building permit always required
- Not allowed on a lot that already has a secondary suite, or on semi-detached properties; parking is required again as of August 4, 2026
Rowhouses and new multi-unit homes
- Developing communities: since September 15, 2025, rowhouses need no DP if they meet every bylaw rule, the site has an active development agreement, and drainage, easements and swales comply. They go straight to a building permit.
- Established communities: rowhouses remain discretionary and need a DP.
- R-CG zone: rowhouses that meet all rules are a permitted use again.
- If your lot reverted from R-CG on August 4, 2026, building a rowhouse needs a land use redesignation (rezoning) from Council, then a DP and a building permit.
Home-based businesses
- Home occupation class 1: location approval is applied for automatically with your business licence (about 5 business days)
- Home occupation class 2: needs a development permit application
- Home-based food and child care businesses always need location approval; a building permit may also apply
Downtown: Centre City Enterprise Area
In the mapped downtown area, these are DP-exempt:
- A change of use to a use listed in the district (except cannabis stores, custodial care, liquor stores, nightclubs, pawn shops and payday lenders)
- Additions under 1,000 m² and exterior modifications, except on buildings on the City's historic resources inventory
The exemption for exterior alterations and additions expires December 31, 2026.
4. Quick reference
| Project | Permit needed? | Which permit(s) |
|---|---|---|
| Replace a faucet, toilet or sink in the same spot | No | — |
| Fix a leak or clear a drain | No | — |
| Add a new bathroom or move fixtures | Yes | Plumbing (+ building if walls change) |
| Replace water heater, same type, no venting or gas changes | No | — |
| Replace water heater, new type or venting | Yes | Plumbing / gas |
| Furnace replacement | Yes | Gas (contractor) |
| Swap a light fixture or switch | No | — |
| Add an outlet or new circuit | Yes | Electrical |
| Install an EV charger | Yes | Electrical (contractor) |
| Install central AC | Yes | Electrical + mechanical (contractor) |
| Install a hot tub | Yes | Building + electrical |
| Install solar panels (PV) | Yes | Electrical (contractor) |
| Paint, floor, tile, new cabinets | No | — |
| Finish a basement for the first time | Yes | Building + electrical + plumbing as needed |
| Remove or move an interior wall | Yes | Building |
| Deck 0.6 m or lower, meets setbacks | No | — |
| Deck higher than 0.6 m | Yes | Building (+ DP if rules not met) |
| Shed under 10 m², meets rules | No | — |
| Detached garage | Yes | Building + electrical (+ DP if rules not met) |
| Rear-yard fence up to 2 m | No | — |
| Front-yard fence over 1.2 m | Yes | DP |
| Retaining wall 1.2 m or higher | Yes | Building + DP |
| Secondary suite meeting all rules | Yes | Building + trades (no DP) |
| Backyard suite (outside R-G) | Yes | DP + building + trades |
Fees (2026, from City project pages)
| Permit | Total fee |
|---|---|
| Homeowner electrical permit | $116.50 |
| Homeowner plumbing permit | $116.50 |
| Building permit — new deck, shed, carport, greenhouse or pergola | $205.92 |
| Building permit — renovation to house or developed basement | $205.92 |
| Building permit — new retaining wall | $210.08 |
| Building permit — new garage or new basement | $333.84 |
| Development permit — relaxation for deck, garage, shed or home renovation | $550.00 |
| Development permit — relaxation for fence or retaining wall | $579.00 |
| Contractor trade permits | Varies; use the City fee estimator |
Timelines and expiry
- Building permits for small residential projects take about 7 days.
- Development permits take about 10 to 12 weeks: 60 days to a decision plus a 21-day advertising and appeal period.
- Building permits expire 180 days after issue; homeowner and contractor trade permits expire after 330 days.
Risks of skipping a permit
- A stop-work order or a fine
- Being made to undo the work, or open finished walls for inspection
- Legal and financial problems when selling or making an insurance claim
Contacts
- Planning Services Centre (bylaw and general permit questions): 403-268-5311, Mon–Fri 8 a.m.–4 p.m., live chat at calgary.ca/livechat
- Trade Permit Centre: 403-268-1488, trade.permits@calgary.ca
- Technical Assistance Centre (code questions): 311, electrical.tac@calgary.ca
- Before digging: Utility Safety Partners, 1-800-242-3447