If you’re thinking about building a new home in Kelowna or doing a major reno, it’s important to keep in mind permits and zoning. Both of these things will determine what you can build and how it will need to be done. Whether you’re planning to construct a family home in the Upper Mission or a laneway suite in Rutland, the rules change based on where you are and what you want to do. In this post, I’ll walk you through the basics of permitting and zoning for new builds Kelowna, and help you move forward with less stress.
Understanding the Permit Process in Kelowna
First thing you need to know when building any structure in Kelowna is that you need a permit. That includes everything from new houses to garages, secondary suites, and even major landscaping. To obtain a permit, you’ll need to submit an application to the City of Kelowna.
Start with your drawings. You’ll need plans that show what you’re building, how big it is, and where it’ll sit on your lot. For a new build, expect to include a site plan, elevation drawings, structural info, and more. You will want to hire a designer or architect to help with this part. Once submitted, the city reviews it against zoning bylaws, the BC Building Code, and local regulations.
If your property’s near the lake, heritage zone, or agricultural land reserve (ALR), you’ll likely need extra permits or reviews. If there’s any water body nearby, there will be a riparian setback. And, for heritage neighbourhoods, your exterior might need approval from a heritage officer.
Then comes the wait. Depending on how busy the department is, it can take weeks to months. If something’s missing, they’ll send it back for revisions. This back and forth can really drag out timelines, so it pays to get it right the first time.
Zoning Surprises That Can Derail New Builds Kelowna
Zoning can become a real roadblock in your project if you don’t pay attention to it in the first place. Zoning tells you what you can build and where. Each neighbourhood and lot in Kelowna is zoned differently. Some areas are single-family only. Others allow suites, carriage homes, or even short-term rentals, but only if you follow the rules.
Say you want to add a basement suite in Glenmore. To do so, you’ll need to meet the suite zoning requirements. That means off-street parking, proper ceiling height, and a separate entrance. And even then, you may need to rezone or apply for a development variance.
If you want to rent out your new build as an Airbnb, that’s a whole other can of worms. Kelowna has cracked down hard on short-term rentals (STRs). They’re only allowed in your principal residence, so if you’re building a second property strictly for STR income, think again.
Another thing to keep in mind is that just because your neighbour did something doesn’t mean you can. Zoning bylaws change. Setbacks, building heights, and allowable floor space ratios are all determined by your lot and your zone. The city’s development planning department can help, but it’s your job to do the homework.
Thinking of subdividing your lot or adding a carriage home? That’s possible in some zones, but expect a longer approval process. You might need geotech reports, traffic studies, or public hearings.
Double Check These Items Before Starting Construction
Before you break ground or even draw up your plans, make sure you’ve done these things. Check your zoning. Call the city or use their online zoning map. If you’re in a special zone or have plans that stretch the bylaw, speak with a planner.
Next, hire a qualified architect who’s worked in Kelowna before. They’ll know the ins and outs of what the city looks for in drawings. Save yourself time and money by getting someone who can help you avoid rejections.
Then, go talk to your neighbours. If you’re doing something unusual, like building up, adding a suite, or changing the footprint, complaints can stall your approvals.
And finally, budget extra time. Getting city approval is never as fast as you think it will be. Between permit reviews, inspections, and zoning quirks, builds take time. Plan for delays so you’re not caught on a tight timeline.
Contact us About New Builds Kelowna!
Kelowna’s a great place to build, but the permitting and zoning process isn’t something you want to wing. A solid build starts with good planning, clear drawings, and an understanding of the rules.
Need help starting the process? Contact us today! We’ve been helping homeowners and investors build smart in Kelowna for over a decade. We look forward to working with you soon!
Frequently Asked Questions About New Builds in Kelowna
Do I need a permit to build a home in Kelowna?
Yes. Any new home construction, major renovation, garage, suite, or even significant landscaping project in Kelowna requires a building permit from the City of Kelowna.
How do I check the zoning for my property in Kelowna?
You can look up your property’s zoning using the City of Kelowna’s online Map Viewer or by calling the Planning and Development Services Department. Zoning will determine what type of structure you can build and what requirements you need to follow.
Can I build a carriage home or suite on my property?
That depends on your zoning designation. Some zones allow secondary suites or carriage homes with conditions, including parking requirements, setbacks, and lot size minimums. Always confirm with the city before proceeding.
How long does the permit approval process take in Kelowna?
Approval times vary depending on the complexity of your project and how busy the permitting office is. Expect several weeks to a few months. Delays are common if your submission is missing documents or requires revisions.
Can I build a short-term rental property in Kelowna?
Short-term rentals (like Airbnb) are only permitted in a homeowner’s principal residence. If you’re building a second home specifically for STR income, it won’t qualify under current city regulations.
What if my project doesn’t meet zoning rules?
You may need to apply for a rezoning, variance, or development permit. These processes take longer and often involve neighbour notifications, public hearings, or additional reports like geotechnical or traffic studies.
Do I need an architect or designer?
While not legally required, hiring a designer or architect—especially one experienced with Kelowna builds—can save time, reduce errors, and help you meet city requirements efficiently.
What are common reasons permits get delayed or denied?
Common issues include incomplete drawings, incorrect zoning assumptions, building too close to property lines (setbacks), or missing supplementary reports for sensitive areas like the ALR or lakeshore zones.
What should I do before I start building?
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Confirm your zoning
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Hire a qualified architect familiar with Kelowna
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Speak to a city planner if you’re unsure about the rules
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Talk to your neighbours if the build might affect them
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Plan for longer timelines than expected
Where can I get help with permits and zoning in Kelowna?
Our team has been working with homeowners and investors in Kelowna for over a decade. Reach out for help navigating the permit process, preparing drawings, and ensuring your project moves forward with confidence.
