“Pre-Fab Houses” is an umbrella term that covers manufactured and modular homes.
Manufactured Homes (previously known as mobile homes) are built on nonremovable steel frames, known as chassis. The chassis are used for transporting the homes and for permanent support. Manufactured homes are built according to Manufactured Home Construction and Safety Standards (HUD Code) and can be placed on permanent foundations, at which point they can be considered real estate. They typically are considered a low-cost alternative to regular construction because of their assembly line construction.
The District of North Vancouver follows Zoning Bylaw No. 3210 for sheds. A shed under 10 square metres (108 square feet) doesn’t need a building permit, but it still has to meet the zoning rules for location, height and setbacks. Looking for the other municipality? See the City of North Vancouver Shed Regulations.
Permit-free under10 m²108 square feet. A site plan is still required.
Permit needed over10 m²A building permit is required.
Max height3.6 m12 ft flat roof. 4.5 m (15 ft) with a steeper roof.
Side setback1.2 m4 ft from a side property line.
Lane setback1.4 m5 ft from a lane.
Front yardNoNot allowed in most zones.
Quick answer: do you need a permit for a shed in the District?
Under 10 m² (108 square feet): no building permit, but the District asks for a site plan, and the shed must follow zoning.
Over 10 m²: a building permit is required.
Power, plumbing or sleeping space: expect extra permits, even for a small building.
District of North Vancouver shed rules
The District treats a shed as a minor accessory building for storage. Its shed page says sheds aren’t allowed in a front yard in most zones, and they can’t be used for parking or as living space. Zoning Bylaw 3210 sets the final numbers for each neighbourhood zone, so the figures below are the general starting point.
DISTRICT OF NORTH VANCOUVER SHED RULES (GENERAL):
Building permit
Not required under 10 m² (108 square feet). Required over 10 m².
Site plan
Required even when no permit is needed.
From a side street
3 m (10 ft), from a street that isn’t the front
From a lane
1.4 m (5 ft)
From a side property line
1.2 m (4 ft)
From any other structure
1.5 m (5 ft)
Max height, flat roof
3.6 m (12 ft)
Max height, sloped roof
4.5 m (15 ft), for a roof steeper than 3 in 12
A shed over 10 m² can be built beside a garage, but the shed itself can’t hold a vehicle. If the building is used for parking, as a studio, as a dwelling or as a hobby space, the District no longer calls it a shed, and it may not be allowed at all.
Is your lot in the District?
The District surrounds the City of North Vancouver and includes Lynn Valley, Deep Cove, Blueridge and Seymour. Check your property tax notice or ask the building department if you’re not sure.
Rules that apply even without a building permit
Zoning: location, height, setbacks and size still apply to every shed.
Electrical: a shed with lights, outlets or a heater needs an electrical permit, which is issued through Technical Safety BC.
Use: sleeping, working long hours or running a business in a shed can trigger a building permit even when it’s small.
Easements and utilities: keep a shed off sewer, water and hydro rights-of-way shown on the property survey.
Confirm your zone on the District map, then read the siting rules for that zone.
Ask whether size is measured by the roof-print or the foot-print.
Get any answer you rely on in writing, and keep a copy.
Who to contact
District of North Vancouver Building Department, 355 West Queens Road, 604-990-2480. Start at the District shed page. These rules are a general guide only, so always confirm with the building department before construction.
Frequently asked questions
Do I need a permit for a shed in the District of North Vancouver?
Not for a shed under 10 m² (108 square feet). Larger sheds need a building permit, and every shed must still follow zoning.
How close to the property line can a shed be?
Generally 1.2 m (4 ft) from a side property line, 1.4 m (5 ft) from a lane and 3 m (10 ft) from a street that isn’t the front. Your zone can change these numbers.
How tall can a shed be?
Generally 3.6 m (12 ft) with a flat roof and 4.5 m (15 ft) with a roof steeper than 3 in 12.
Can I use a shed as a home office?
That changes the building’s use, so it may no longer count as a shed. See the North Vancouver Backyard Office for an example, and check with the building department first.
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. The 10 m² figure on this page comes from the District’s own shed page, and the setbacks and heights are the District’s general figures, which each zone can change.
What isn’t confirmed
The exact numbers for your neighbourhood zone, which Zoning Bylaw 3210 sets zone by zone.
The building permit fee for a larger shed.
Whether a lane-side shed needs more than the general 1.4 m.
Across British Columbia the usual dividing line is 10 square metres, about 107 square feet. Below it most municipalities don’t ask for a building permit; at or above it they do. Zoning still applies either way, and each city sets its own numbers, so this page is the starting point rather than the final word. For a city-by-city example, see North Vancouver shed regulations.
Permit-free under10 m²About 107 sq/ft, in most BC municipalities.
Permit needed from10 m²A building permit is required at or above this.
Sizes that usually fit8×1296 sq/ft. Also 8×10 (80) and 10×10 (100).
Measured byAskRoof-print or foot-print changes the answer.
Zoning rulesAlwaysSetbacks, height and lot coverage apply at any size.
Power or sleepingPermitElectrical and habitable use need their own.
How big can a shed be without a building permit in BC?
In British Columbia, the building code applies to a shed that is 10 square metres (about 107 sq/ft) or larger, or one that creates a hazard. Many cities follow this and don’t require a building permit for a smaller shed. Common sizes like 8′ x 10′ (80 sq/ft), 8′ x 12′ (96 sq/ft) and 10′ x 10′ (100 sq/ft) usually fit under the limit. A larger shed needs a building permit from the local municipality.
“No building permit” doesn’t mean “no rules.” Zoning bylaws still set where a shed can go, how tall it can be and how much of the lot it can cover. A shed used as an office or a place to sleep, or one with electrical or plumbing, can also need permits even when it’s small.
Kelowna: an accessory building under 10 m² doesn’t need a building permit but must meet the zoning setbacks and height limits.
Penticton: a building of 10 m² or less doesn’t need a permit if it creates no hazard, but a building permit is required if it’s used for living or sleeping. Electrical work needs its own permit.
Rules outside BC differ. For example, some Ontario municipalities allow storage sheds up to 15 m² without a permit. Always check your own city’s rules.
How to find your municipality’s maximum shed size
Finding the limit for your own city is easy. Call your municipality’s building department and ask these three questions:
“I’d like to build a shed in my backyard. What’s the maximum shed size without a permit?”
“Do you measure that by the roof-print or the foot-print?”
“Is there somewhere on your website I can download this information?”
Roof-print vs foot-print: same shed, two sizes
The same 10×10 shed measured two ways: foot-print of 100 sq/ft and roof-print of 144 sq/ft
The roof-print versus foot-print question matters because each measurement gives a different size. The foot-print measures the outside corners of the walls and siding. The roof-print measures the outside corners of the roof overhangs.
In the diagram, the green foot-print is 10′ x 10′ = 100 sq/ft. The red roof-print is 12′ x 12′ = 144 sq/ft. It’s the same shed, but one measurement is under the 107 sq/ft limit and the other is over it. Find out how your municipality measures before you build, because the last thing you want is a shed that’s too large.
3 tips for dealing with your building department
Always be polite. It seems simple, but you’d be amazed at how far it can get you.
If you’re quoted a specific bylaw or zoning rule, ask for a paper copy for your records.
When possible, deal with the same person for all your questions.
What is the maximum shed size without a permit in BC?
Most BC cities don’t require a building permit for a shed under 10 m² (about 107 sq/ft) that doesn’t create a hazard. Zoning rules still apply, and each city sets its own limits.
Is a shed measured by its roof or its walls?
It depends on the municipality. Some measure the foot-print (the walls) and some the roof-print (the roof overhangs), so ask your building department which one it uses.
Can I use a small shed as an office?
Often yes, but check first. Some cities require a building permit when a small building is used for living, sleeping or long working hours, and electrical work needs its own permit. See an example of a North Vancouver backyard office built without a building permit.
What the BC Building Code says
The 10 square metre line comes from the Code itself. BCBC 2024 Division A, sentence 1.1.1.1(2)(e) says the Code does not apply to accessory buildings of less than 10 m² in building area that do not create a hazard. Two things follow from that wording. “Hazard” is not defined, so the local building official decides what counts. And 10 m² is 107.6 square feet, which is why you see both 107 and 108 square feet quoted around the province: round down and you stay inside the limit.
The Code is only the floor. A municipality can be stricter, and the zoning bylaw, not the Code, is what sets your setbacks, height limit and lot coverage. Where a city’s own documents are silent or contradict each other, the provincial default above is what applies.
What isn’t confirmed
Whether your municipality measures by roof-print or foot-print. This is the single question most likely to put a shed over the limit.
What your building official treats as a “hazard”, which is a judgement call rather than a number.
The setbacks, height limit and lot coverage for your own zone, which the zoning bylaw sets zone by zone.
Whether a shed on a sloping lot, near a watercourse or in a protected tree area needs extra approvals.
Bill Guest was enjoying the serenity of his Mount Seymour property from the back deck of a shed he built there three years ago. A judge has ruled the structure is a safety hazard and must come down. Photograph by: NEWS photo, Jane Seyd
North Vancouver Building Permit Denied.
NO. NOPE. AND NO WAY: The answer hasn’t changed for a North Vancouver man who wants to have a building on a remote lot in the middle of the forest, despite a lengthy court fight.
Bill Guest has been fighting the District of North Vancouver for three years for the chance to have any kind of structure on his residential zoned lot in the Mount Seymour forest. But for almost as long, the municipality has told him no permanent structures are allowed.
This month, a judicial review backed up those earlier decisions, saying the district was within its rights to refuse permits because of fire concerns.
Structure in breach of North Vancouver Shed Bylaws:
Bill Guest was enjoying the serenity of his Mount Seymour property from the back deck of a shed he built there three years ago. A judge has ruled the structure is a safety hazard and must come down. Photograph by: NEWS photo, Jane Seyd
A North Vancouver man who built a shed on a privately owned lot in the middle of the forest has been ordered by a B.C. Supreme Court justice to take it down.
Justice Gregory Fitch granted an injunction to the District of North Vancouver in December, saying Bill Guest’s 10-by-10-foot shed didn’t comply with local bylaws, which essentially banned any construction on the land.
But following the ruling, Guest said he’s not giving up. Instead, he’s working on a design for a larger home with a sprinkler system and is still hopeful the district will allow him to build it.
