The Two Types of Approval You'll Encounter
Most people talk about "getting a permit" as though it's one thing. In practice, a landscaping project in Vernon can trigger two distinct types of approval from two different departments.
Building Permits
A building permit deals with structural and safety requirements: is the structure built to code? Building permits are administered through the City of Vernon's Building Department. Contact: buildingcounter@vernon.ca
The relevant bylaw is Building Bylaw 5900. This is what determines whether your retaining wall, deck, or accessory structure needs a building permit based on its construction type and dimensions.
Development Permits and Variances
A Development Permit (DP) or Development Variance Permit (DVP) deals with how a project relates to its site. Setbacks, height limits, coverage, and land use. These are administered through the City's Planning Department. Contact: planning@vernon.ca or 250-550-3634.
The relevant bylaw is Zoning Bylaw 5000. This is where rules about wall heights, fence heights, accessory building size, and setback requirements come from.
Some projects need both. Some need one. Some need neither. The type of work determines which.
Common Landscaping Projects: Permit or No Permit?
Retaining Walls
Permit trigger: 1.2 metres or higher (measured from the lower grade side).
Under Building Bylaw 5900 and Zoning Bylaw 5000, retaining walls on residential properties under 1.2 metres are generally exempt from permit requirements. At or above that threshold, you'll typically need both a building permit and potentially a DVP if the wall exceeds zoning limits.
This is the category most homeowners underestimate. The 1.2-metre measurement is taken from the low side of the wall: the exposed face looking up from lower ground. Measured from the high side, the same wall often looks shorter than it is.
For a detailed breakdown of the retaining wall permit process, costs, timelines, and DVP requirements, see our full Vernon retaining wall permit guide.
Fences
Permit trigger: Height limits set by Zoning Bylaw 5000.
Fences in Vernon's residential zones are generally permitted within the height limits set by Zoning Bylaw 5000. The standard residential limit is 1.8 metres (6 feet) in rear and side yards, and lower restrictions apply in front yards near street intersections (sight triangle rules apply).
Fences that exceed the zoning height limits require a Development Variance Permit. If your fence and a retaining wall are on the same lot line, the combined height of both is what matters, not each element independently.
Most standard residential fence projects within the bylaw limits proceed without a permit. Confirm your specific situation with the City if you're near height limits or property lines.
Decks and Patios
Permit trigger: Height above grade and connection to the main structure.
Ground-level patios (paving stones, concrete pads, interlock) that are at or near grade generally do not require a permit. The permit requirement for decks under Building Bylaw 5900 depends on how high the deck surface is above the adjacent grade and whether it's attached to the house.
Raised decks that exceed a certain height threshold above grade, and all decks attached to the principal dwelling, typically require a building permit. The thresholds are dimensional and construction-specific; confirm with the building counter before you start.
What doesn't change: attached decks and any structure connected to the house foundation generally require a building permit regardless of height.
Accessory Structures: Sheds, Greenhouses, Garden Buildings
Permit trigger: Floor area and height thresholds under Building Bylaw 5900, plus setback rules under Zoning Bylaw 5000.
Small sheds and garden structures under a specified floor area threshold can be built without a building permit. The specific threshold under Building Bylaw 5900 depends on the structure type and use. Confirm the current exemption limits with the building counter before assuming your shed size qualifies.
Even when exempt from a building permit, accessory structures must still comply with zoning requirements: setbacks from property lines, maximum lot coverage, and height limits all apply under Zoning Bylaw 5000. A shed that doesn't need a building permit can still require a DVP if it doesn't meet setback requirements.
Placement matters: sheds at the rear of the lot often have more flexibility than those near side property lines or visible from the street. Check the specific zoning designation for your property on the City of Vernon's GIS mapping tool.
Swimming Pools and Hot Tubs
Permit trigger: Building permit required for in-ground pools; electrical permit required for all pools and hot tubs.
In-ground swimming pools require a building permit. Hot tubs and above-ground pools generally require a building permit if they meet certain depth or volume thresholds. All pools and hot tubs require an electrical permit for the associated wiring, bonding, and GFCI protection.
Barrier requirements (fencing around pools) are also regulated. The fence must meet specific height and latching requirements to limit access. These are addressed in the building permit process.
Grading and Fill Work
Permit trigger: Volume of material moved, proximity to watercourses, and impact on drainage.
Grading that changes the drainage pattern of a property, in cases where that change could direct water toward adjacent properties, can require approval. Projects that involve significant fill import or cut-and-fill operations near watercourses or municipal drainage infrastructure have additional review requirements.
For routine landscaping work that involves modest grade changes without material drainage impact, permits are typically not required. For larger-scale regrading, slope stabilization, or projects near drainage channels, check with the City before you start. Problems with uncontrolled drainage onto adjacent properties or into the municipal system become the owner's liability after the fact.
Tree Removal
Permit trigger: Protected trees, heritage trees, and trees in development permit areas.
Most tree removal on private residential property in Vernon does not require a permit. Exceptions include trees identified as protected under a Development Permit, heritage trees, and trees in environmentally sensitive areas. If your property is subject to a DP condition or is in a riparian area, check with the Planning Department before removing trees.
Irrigation Systems
Permit trigger: Connection to the municipal water supply; cross-connection requirements.
Irrigation systems that connect to the municipal water supply require a backflow preventer and must comply with the City's cross-connection control requirements. This is a plumbing-side requirement, not a landscaping permit. Ask your irrigation installer to confirm this is addressed as part of the scope.
The Application Process
Step 1: Pre-Application Consultation
The City of Vernon recommends pre-application consultations for projects with any complexity: unusual dimensions, grade relationships, proximity to property lines, or existing structures on site. Contact the building counter or planning department to arrange this before you submit. This step costs nothing and can prevent a lot of back-and-forth after submission.
Step 2: Prepare Your Application
Building permit applications typically require:
- Site plan showing the proposed structure's location relative to property lines and other structures
- Construction drawings (scale plans, sections, structural details for engineered work)
- Owner information and contractor details
- Permit fee payment
DVP applications require:
- Written description of the variance being requested and justification
- Site plan and construction drawings
- Notification to adjacent landowners (the City handles this, but it adds time to the process)
- DVP application fee
Step 3: Application Review
Building permit applications are typically reviewed within a few weeks for standard residential projects. DVP applications require Council approval, including a public notice period and a Council hearing. Plan for 2 to 3 months minimum from application to approval for a DVP. A development variance is not a quick process.
Step 4: Inspections
Building permits include required inspections at defined stages of construction. Work must stop at each required inspection point until the inspection is completed and approved. Contact the building inspection line at 250-550-3592 or buildinginspection@vernon.ca.
City of Vernon Permit Contacts
- Building permits: buildingcounter@vernon.ca
- Building inspections: 250-550-3592 or buildinginspection@vernon.ca
- Development permits and variances: planning@vernon.ca or 250-550-3634
Permit Fees: What to Expect
Permit fees in Vernon are calculated based on the value of construction. As a rough reference: building permits for landscaping structures are commonly in the $150 to $400+ range for standard residential projects. DVP application fees are a flat amount, typically in the several hundred dollar range. Inspections are included in the building permit fee. Verify current fees directly with the building counter when you apply.
What Happens If You Skip the Permit?
The City of Vernon does respond to complaints about unpermitted construction. If a stop-work order is issued, work must halt immediately. Resolving it often costs more than getting the permit at the start.
Unpermitted work becomes a disclosed deficiency at the time of property sale. Lawyers and realtors are required to identify unpermitted structures during transactions. In some cases, buyers require the work to be permitted retroactively or removed as a condition of sale. This adds legal and remediation costs that typically far exceed what the permit would have cost.
When you're planning a landscaping project in Vernon, one of the first things we talk through is whether it's going to trigger permits and what that means for your timeline and budget. Contact Greenstone Solutions at (250) 212-5803 to discuss your project before you start.