A development permit is required when:

• You are building in a developed area
• The proposed development is listed as discretionary in the Land Use District.
• You are requesting a relaxation to the Land Use Bylaw
• You are building on a parcel where the land use redesignation is R-Gm
• If the parcel does not have existing city services.

To find out what your land use district is and for a list of common rules, read more in the what are the rules section.

A demolition permit is required when the existing house on the property is being demolished or moved to a new location. The demolition permit must be applied for before the building permit for the new house can be submitted. If your new house needs a development permit, the demolition permit can be submitted after the development permit.

Visit calgary.ca/demolition for more information.

Depending on the type of structure being built, subdivision may take place before or after development permit application. In some instances, you can apply for subdivision after your structure has been built, but it is beneficial to initiate this process prior to applying for your development permit.

Visit calgary.ca/subdivision for more information.

You do not need a separate electrical permit when applying for a Single Construction Permit (SCP).

However, if you are building a detached garage or other accessory residential building, a separate electrical permit is required.

If you are doing the work yourself, you may be eligible for a homeowners electrical permit. Review the electrical wiring section of homeowner electrical and plumbing permits for more information.

If you are hiring someone to do the work for you, they will need to apply for the permit. Visit our hiring a contractor page for more information.

If you are a contractor, visit our trade permit contractor page for more information.

You do not need a separate plumbing permit when applying for a SCP.

However, if you are building an accessory residential building with plumbing (such as a sink) then a separate plumbing permit is required.

For more information about what type of electrical work a homeowner may obtain a permit for, review the homeowners permits eligibility and plumbing permit sections.

For information for contractors, visit the trade permit contractor information page.

Off-site levies​ are paid to The City of Calgary to help with the cost of off-site infrastructure (not located or occurring at the site of construction). Examples of this off-site infrastructure include water and wastewater treatment facilities, major roads, bridges and traffic signals. This levy is charged on new homes, if a levy has not previously been paid on a property.

In some circumstances and at the discretion of the development authority, a security deposit may be accepted to allow the occupancy of a building before the development is completed. For example, there may be instances where the interior of a home may be ready for occupancy, but it is not possible for the cladding or landscaping to be completed immediately.

Once the development is complete, the site will be inspected, and the security funds will be returned if the site complies with the approved development permit. In the event the development is not completed, The City may utilize the security funds held to complete the outstanding work on the site, bringing it into compliance.

Review our Development permit process page for more information about the planning approval process.

You will receive a permit expiry reminder in the mail. If you need more time, you can extend your permit. Visit the extend or reinstate your permit page.

You will need to hire the relevant trade contractors for a Single Construction permit. The business name and City of Calgary Business ID numbers need to be included with your application.

You will need to provide:

• General contractor
• Electrical contractor
• Forced air heating contractor
• Gas contractor
• Plumbing contractor
• Trenching contractor

If you will have a gas fireplace:

• Gas fireplace installer

If you will have in-floor heating:

• Hydronic heating contractor

Visit our hiring a contractor page to review the 5 steps to choosing a contractor.

The Land Use Bylaw specifies three different flood hazard levels: floodway, flood fringe and overland flow. To determine whether a property is within one of these areas, consult the online map tool. Design requirements and restrictions vary depending on the flood hazard level of your property.

Rules for properties within flood hazard areas:

• New buildings or other new structures are not allowed within the floodway. However, it is possible to replace existing dwellings and secondary suites on the same building footprint.
• No alterations can be made to a floodway or any structures (i.e. decks, fences, berms, etc.) within a floodway, unless they are constructed by, or on behalf of, The City for the purpose of erosion control (to protect public infrastructure).
• Generally, all buildings must be setback the greater of the following distances:
• 6.0 m from the edge of the floodway
• 60.0 m from the edge of the Bow River
• 30.0 m from the edge of the Elbow River, Nose Creek or West Nose Creek
• Contextual dwellings are no longer permitted in the floodway.
• All new houses will require a backflow valve if located in the floodway, flood fringe or overland flow areas.
• All new houses must build the main floor level and any mechanical and electrical equipment above the flood level.

A more comprehensive list of municipal restrictions placed on lands designated floodway, flood fringe or overland flow can be viewed in Part 3, Division 3 of the Land Use Bylaw.

Landfill setbacks are restrictions on property development for areas close in proximity to an active or non-operating landfill. These restrictions exist to prevent undesirable groundwater seepage into new developments.

New houses are one of the prohibited uses when located within landfill setbacks and must not be within:

• 450 m of the working area of a landfill or the disposal area of a non-operating hazardous waste facility.
• 300 m of the disposal area of a landfill or the working area of an operating storage site.

If any part of the house falls within the landfill setback area, the building is considered to be within the setback.

For more information, visit landfill setbacks.

Parcel coverage by all buildings cannot exceed a certain percentage of your total property size. This percentage is dictated by your specific land use district​. See the graph below to determine your allowable lot coverage.

*Parcel coverage rules for R-CG change as density increases.

To calculate lot coverage, you will need to divide the footprint area of all applicable buildings by the property size.

(Total building area ÷ property area) × 100 = lot coverage percent

Example: Use the property information tool and the graph above to figure out the allowable coverage for the property.

R-C1 = 45%

If you are building a home in the developed areas, you will want to review any applicable policies in your area. This includes the low density residential housing guidelines for established communities or any applicable area redevelopment plan.

You can find out what policies are applicable for your property on the calgary.ca/myproperty map.

Supporting documents

1. Completed 9.36 Project Summary Form. Visit calgary.ca/936 for more information.
2. Proof of registration from the Government of Alberta’s New Home Buyer Program – when applicable. Visit Residential Protection Program for more information
3. Grade slip. For semi-detached dwellings, one copy for each side is required.

Plans

• Site plan
  • A Site Plan is a “bird’s eye” 2-D representation of a property and includes the location and dimensions of property lines, structures on the property, rights-of-way and other features unique to the property.
  • Your site plan must show the location and dimensions of the proposed buildings and include the distance from each property line, site area and parcel coverage.
• Building plans. Include:
  • Foundation plan.
    • If using preserved wood foundation or pile and grade beam, need to be signed and sealed by a Professional Engineer.
  • Floor plans for each floor of your house (i.e. basement, main floor, second floor, etc)
    • Label the purpose of how each room is used (i.e. kitchen, bathroom, bedroom, etc)
    • Size, type and operation of all bedroom windows.
  • Elevations
    • An elevation drawing is a 2D view of the exterior walls of the house
    • You will need to provide elevations for all sides of the house.
    • Indicate the locations and dimensions of all windows, doors and exterior stairs
  • Structural cross sections
    • The cross-section is a 2-D interior view of what the garage looks like inside.
    • Your drawing should include the interior wall height, building height, and all components of the wall, floor and roof assembly and the overall height of the new addition.
• Construction details.
  • Show how the walls, floors, roof/ceiling will be built.
  • These include the type, size and spacing of framing materials, insulation (if applicable), sheathing, cladding and finish
• Manufacturer’s floor joist layouts, roof layouts and the beam runs
  • You can obtain these from the manufacturers
• Engineering Documents.
  • These are only required for construction not covered under the National Building Code – Alberta Edition.

Supporting documents

1. Certificate of Title and Restrictive Covenants, Utility Rights-of-Way, Easements or City Caveats registered to the Title.
   • You can get these online from Alberta Land Titles
2. Letter of Authorization
   • The current owner of the property must authorize the applicant to make an application. You can use a sample letter of authorization template.
3. Colour photographs 
   • Photos should be in colour and should reflect the current state of the property
4. Abandoned Well Declaration Form 
   • A map of the subject property showing the presence or absence of Abandoned Well Locations on GeoDiscover Alberta’s Map Viewer must be included with the form
   • Reference the User Guide to Finding Abandoned Wells for more information on how to locate your property
5. Public Tree Disclosure Statement 
   • Indicate yes or no if there is a public tree on the City lands within six meters of and/or overhanging your property
   • If there are public trees, show these trees on your site plan and complete the rest of the form.
   • If you are not sure if there are public trees, you can use the city’s Tree Map (may not be up to date for your property) or contact 3-1-1 for a development tree inquiry.
6. Site Contamination Statement 
   • Indicate yes or no to the questions to your knowledge. If yes, provide the requested additional information when required.

Plans

1. Site plan
   • A site plan is a “bird’s eye” 2-D representation of a property and includes the location and dimensions of property lines, structures on the property, rights-of-way and other features unique to the property.
   • Your site plan must show the location and dimensions of the proposed buildings and include the distance from each property line, site area and parcel coverage.
   • You must indicate on the site plan all the required geodetic information, including parcel corners, main floor, roof peak, etc.
2. Block plan
   • A block plan provides a visual representation of adjacent buildings to establish the context of a proposed development.
   • You can combine the site plan and block plan if both are still clear and legible.
3. Streetscape drawings (only required for discretionary applications)
   • A streetscape drawing is used to assess the compatibility of scale and design with the existing neighboring houses
   • The streetscape will show the front elevation of the proposed building and the adjacent parcels required on the block plan
4. Floor plans for each floor of your house (i.e. basement, main floor, second floor, etc)
   • Label the purpose of how each room is used (i.e. kitchen, bathroom, bedroom, etc)
   • Size, type and operation of all bedroom windows.
5. Elevations
   • An elevation drawing is a 2D view of the exterior walls of the house
   • You will need to provide elevations for all sides of the house.
   • Indicate the locations and dimensions of all windows, doors and exterior stairs

This phase of construction covers the foundation up to, and including, the subfloor, and prior to backfilling the excavation. This phase can be completed, and an inspection can be called under the partial permit, prior to the full permit being issued.

This phase of construction includes the following inspection types:

• Building foundation
• Electrical underground / quick trench
• Plumbing sanitary and storm / quick trench

All inspections must have passed in the previous phase to continue to this phase.

This phase of construction includes the following inspection types:

• Framing
• Gas rough-in
• Plumbing rough-in
• Electrical rough-in
• HVAC rough-in
• Development inspection (if the project has a related development permit)
• Radiant hydronic heating (as required)
• Basement development (as required)
• Wood burning stove or fireplace (as required)
• Gas fireplace (as required)

All documents required per the grade slip and permit conditions need to be available to the inspector. See inspection documents for more information.

Additional documents typically required at this inspection:

• Soil Bearing Report (SBR)
• Sulphate Resistant Concrete verification (SRC)

All inspections must be accepted from the previous phase to continue to this phase.

This phase of construction includes the following inspection types:

• Building final
• Gas final
• Plumbing final
• Electrical final
• HVAC final

Development inspection final (if the project has a related development permit).

These inspections are completed to confirm that the construction of the building conforms with the approved development permit. The house is checked twice during construction, once at the pre-board phase and once at the pre-possession phase, which is when the development completion permit is finalized.

Surveys confirming the geodetics must be submitted twice during construction:

1. Pre-board phase
   Building location and elevations match the approved development permit. Main floor geodetic elevation survey must be submitted to geodetic.review@calgary.ca
2. Pre-possession
   Roof peak geodetic survey must be submitted to geodetic.review@calgary.ca

See inspection documents for more information.