🏗️ Building Permits on Vancouver Island: Ladysmith vs. Duncan vs. Nanaimo — What You Need to Know

Nick Howson
Oct 20
4 min read

By Howson Homes Ltd — Licensed Residential Builder, Vancouver Island

When you’re ready to build your dream home on Vancouver Island, one of the first and most important steps is obtaining a building permit.

Whether you’re planning to build in Ladysmith, Duncan, or Nanaimo, understanding your local permit process will save you time, money, and frustration. Each municipality follows the same core BC Building Code, but the process, fees, and timelines can vary slightly.

Here’s what you need to know.

📋 Understanding the Building Permit Process

A building permit is the municipality’s way of confirming your home will be built safely and in accordance with the BC Building Code and local zoning bylaws.

Before breaking ground, you’ll need to submit detailed plans, engineering, and site information for review. Once approved, the permit allows construction to begin — and inspectors will check key stages of your build along the way.

🧱 Building Permit Comparison: Ladysmith, Duncan, and Nanaimo

Below is a clear comparison of the main differences in how each municipality handles building permits.

Category	Ladysmith	Duncan	Nanaimo
Application Type	Paper or digital submission via Town Hall	In-person or email submission to Building Department	Fully online ePermit Portal
Typical Review Time	4–6 weeks (longer in peak season)	3–5 weeks (fastest for small projects)	6–8 weeks (higher volume of applications)
Permit Fees	~$10–12 per $1,000 of construction value	~$10 per $1,000	~$11–13 per $1,000 (min. ~$1,000)
Zoning Verification	Required pre-application	Required pre-application	Required; online GIS zoning tool available
Geotechnical Report	Required for slopes, fill, or poor soil	Required for slopes or unstable ground	Required for slopes, proximity to slopes, or waterfront lots
Energy Compliance	BC Energy Step Code report required	Step Code report required	Step Code report required (minimum Step 3 for new homes)
Engineering Drawings	Required for structural and foundation	Required	Required — electronic PDF upload
Septic / Sewer Requirements	On-site septic approval if not on municipal sewer	Same as Ladysmith	Mostly municipal sewer; septic in rural areas
Stormwater Management	Required for most new homes	Required	Required with engineered design on new builds
Licensing Requirement	Licensed Builder or Owner Builder Authorization	Same	Same (strictly verified via BC Housing)
Inspections	Foundation, framing, plumbing, final	Foundation, framing, plumbing, final	More detailed stages: footing, framing, insulation, occupancy
Heritage / Design Zones	Some downtown and waterfront restrictions	Few restrictions	Multiple heritage zones with specific design guidelines
Online Resources	ladysmith.ca → Building & Development	duncan.ca → Building Permits	nanaimo.ca → Building Permits Portal

✅ What They All Have in Common

Even though each municipality runs its own system, the core requirements are the same across Vancouver Island.

1️⃣ Licensed Builder or Owner Builder Authorization

Every home in BC must be built by a Licensed Residential Builder or an Owner Builder authorized through BC Housing. Municipalities verify this before issuing your permit.

2️⃣ BC Energy Step Code Compliance

All three municipalities require homes to meet Step Code standards, which improve energy efficiency. A certified Energy Advisor will model your home and confirm it meets the minimum step level (typically Step 3).

3️⃣ Complete Construction Drawings

You’ll need to submit professional plans:

Site plan showing setbacks and grading
Floor plans and elevations
Foundation and structural engineering drawings
Energy compliance documentation

Incomplete or missing details are the most common cause of permit delays.

4️⃣ Site-Specific Reports

If your lot includes fill, slopes, or challenging soil, a Geotechnical Engineer’s report is mandatory. This report ensures your foundation is designed for the site’s conditions and provides stability recommendations.

5️⃣ Stormwater and Drainage Plans

Each town requires a stormwater management plan showing how rainwater will be handled on-site — typically prepared by a civil engineer.

6️⃣ Permit Fees and Timelines

Fees are based on your home’s construction value, and processing times depend on application completeness. Submitting a clean, accurate package can cut review times by several weeks.

⚖️ Key Differences to Keep in Mind

While the steps are similar, there are a few regional differences to note:

Nanaimo has the most advanced digital system (ePermits) but also the longest review times due to application volume.
Duncan offers a faster review process for smaller builds and is known for straightforward communication with applicants.
Ladysmith balances both — moderate review times, options for paper or digital submissions, and more oversight near slopes and waterfront areas.

🧭 The Howson Homes Approach

At Howson Homes Ltd, we handle every step of the building permit process for our clients — from design and engineering coordination to submission and inspection scheduling.

Because we work across Ladysmith, Duncan, and Nanaimo, we know each municipality’s unique expectations, staff, and submission systems. That means fewer revisions, faster approvals, and smoother builds for you.

Our approach is built on clarity, communication, and craftsmanship — ensuring your home is not only beautifully built but efficiently approved.

🏁 Final Thoughts

Building on Vancouver Island doesn’t have to be complicated.Whether you’re planning a custom home, laneway suite, or investment property, understanding your municipality’s building permit process is the key to starting strong.

Each town may have its own procedures, but with an experienced builder on your team, you can avoid costly surprises and keep your project on schedule.