In the District of Highlands, a building or structure that doesn’t exceed 10 square metres (108 square feet) in building area doesn’t need a building permit under the District’s Building Regulation Bylaw No. 192, so a shed of exactly 10 m² is exempt. Zoning Bylaw No. 100 still sets strict siting rules, and the Rural Residential 1 (RR1) zone requires a 10 m rear setback and 3 m side setbacks for any building. This page covers those rules for typical rural residential lots.
Quick answer: do you need a permit for a shed in Highlands?
- No permit is needed if the building doesn’t exceed 10 m² (108 square feet) in building area, per Bylaw No. 192, s.3.1.3(c). That means exactly 10 m² is exempt.
- The District’s web page says a permit is needed to construct a building or structure, so the bylaw clause is the part to rely on, and a quick check with staff is wise.
- Zoning applies either way: 6 m high, 10 m from the rear line, 3 m from side lines and 7.5 m from the front in RR1.
| Bylaws | Zoning Bylaw No. 100, 1998 (consolidated to 20 May 2025), s.6 Rural Residential zones. Building Regulation Bylaw No. 192 (consolidated to 15 July 2024), s.3.1.3(c) and Appendix J. |
|---|---|
| Building permit threshold | No permit if a building or structure doesn’t exceed 10 m² (108 square feet) in building area, Bylaw 192 s.3.1.3(c). Exactly 10 m² is exempt. |
| How area is measured | “Building area” (s.3.1.3(c)). Bylaw 192 relies on the Building Code definition (cl.1.3). The Code wording wasn’t read, so this is not confirmed. |
| Conditions that remove the exemption | S.3.1.3 states no hazard, electrical or plumbing conditions. A plumbing permit is a separate requirement, cl.3.1.2(b). A clause barring dwelling use of sheds: not confirmed. |
| Zoning check without a permit | Not confirmed. Zoning siting rules apply to every “building or structure”, s.6.1.3. |
| Max total accessory area | RR1: 325 m² total and no single building over 200 m², s.6.1.3(7). RR2A and RR3: 275 m² total and 100 m² each. RR7: 30 m² total. RR8: 50 m². RR12: 100 m² total, s.6.12(15). |
| Max height (flat roof) | 6 m (19.7 feet), s.6.1.3(2). RR12: 5 m (16.4 feet), s.6.12(12). |
| Max height (pitched roof) | 6 m (19.7 feet), s.6.1.3(2). No separate pitched-roof rule found. |
| Rear setback | 10 m (33 feet), s.6.1.3(6). RR12: 1 m (3.3 feet), s.6.12(13). |
| Interior side setback | 3 m (9.8 feet), s.6.1.3(4). RR12: 1 m, s.6.12(14). |
| Exterior side setback | 7.5 m (24.6 feet) where the side lot line abuts a highway, s.6.1.3(5). RR12: accessory buildings aren’t permitted in a side yard flanking a street, s.6.12(11). |
| Front yard rule | No building or structure within 7.5 m (24.6 feet) of a front lot line, s.6.1.3(3). RR12: accessory buildings only in the side or rear yard, s.6.12(10). |
| Separation from the house | Not confirmed. No clause was found. |
| Zones covered | Figures are for RR1, which RR2, RR3 and others closely match. RR2A, RR4, RR5 and RR8 use 3 m, 7.5 m and 10 m or 10 m, 20 m and 10 m setbacks. RR12 is a small-lot exception. Rural R zones differ and weren’t fully reviewed. |
| Building permit fee | Appendix J (checked on the scanned page): nil for a value under $100; a flat $40.00 for the first $1,000; then $25.00 per $1,000 for the next $4,000; $20.00 per $1,000 for the next $195,000; and $10.00 per $1,000 over $200,000. A plan-processing fee of $50 applies when construction value is under $50,000, s.3.4.2(a). The value tables list “Carports, Barns or Sheds” at $15.00 per square foot ($161 per m²) and “Garages and or Workshops” at $20.00 per square foot ($215 per m²). Which appendix letter (K or L) holds that table isn’t confirmed. |
What the BC Building Code says
BCBC 2024 Division A 1.1.1.1(2)(e) says the Code doesn’t apply to accessory buildings less than 10 m² in building area that don’t create a hazard, and “hazard” isn’t defined, so the local building official decides. Where a city’s own documents are silent, the provincial rule is the default, but the city may be stricter. On this page, the 10 m² permit figure comes from the District’s own Building Regulation Bylaw No. 192, which lines up with the provincial rule, and the size, height and setback figures come from Zoning Bylaw No. 100.
Rules that apply even without a building permit
- Zoning: the siting, height and total area limits in Zoning Bylaw No. 100 apply to every shed.
- Electrical: a shed with wiring needs an electrical permit from Technical Safety BC.
- Use: a shed used as an office or bedroom is treated differently from storage, so check before finishing the inside.
- Easements and utilities: keep sheds off easements, rights-of-way (including electrical transmission rights-of-way), septic fields and wells.
What isn’t confirmed
- The Building Code’s exact definition of “building area”, which decides how the 10 m² test is measured.
- Whether hazard, electrical or plumbing features remove the permit exemption.
- How far a shed must sit from the house.
- Whether sloped and flat roofs have different height limits. The bylaw gives one figure.
- Fee changes made after July 2024. The fee schedule above is from the bylaw as consolidated to 15 July 2024.
- Accessory building limits in every zone. Only the Rural Residential zones were checked.
- Any zoning bylaw changes made after May 2025.
Who to contact
District of Highlands inspections and general inquiries: 250-474-1773, info@highlands.ca.
- Highlands Zoning Bylaw No. 100
- Highlands Building Regulation Bylaw No. 192
- Highlands Building Permits and Inspections
Frequently asked questions
Do I need a building permit for a shed in Highlands?
Not if the building doesn’t exceed 10 m² (108 square feet) in building area, according to Building Regulation Bylaw No. 192, s.3.1.3(c), so exactly 10 m² is exempt. The District’s web page speaks more broadly about needing a permit, so confirming with staff is sensible.
How big can a shed be in Highlands?
In the RR1 zone, accessory buildings can total 325 m² with no single building over 200 m². Other rural residential zones have lower caps, such as 275 m², 50 m² or 30 m² in total.
How close to the property line can a shed go?
In RR1, at least 3 m (9.8 feet) from a side lot line, 10 m (33 feet) from the rear lot line and 7.5 m (24.6 feet) from a side line that borders a highway. The small-lot RR12 zone allows 1 m side and rear setbacks.
Can a shed go in the front yard in Highlands?
No building or structure can sit within 7.5 m (24.6 feet) of the front lot line in RR1. In RR12, accessory buildings are only allowed in the side or rear yard.
For province-wide context, see Maximum Shed Size Without a Permit in BC and Shed Rules by City.
These figures are a general guide checked 26 October 2026. Confirm with the District of Highlands before building.