I Want to Build

The Planning and Development Department processes applications, issues permits and performs inspections to maintain the safety and standards of all properties and buildings within the City of Yellowknife.

Go Paperless. Apply Online!

Paper applications are still available through Applications, Forms, Licenses and Permits.
Deck Building Permit Application Information Form

What are the By-laws that we use?
The 2020 Community Plan By-law, the Zoning By-law, the Land Administration By-law, and the Building By-law.

PERMITTING PROCESS

1. REVIEW THE BY-LAWS (Planning & Lands)

The City By-laws outline development and permitting requirements. Development that requires a permit and/or development that requires a variance are listed in the by-laws. Applicants are to ensure that their development complies with the regulations. Applications are required where the regulations cannot be met or where the by-law specifically outlines a permit is required.

The City no longer provides ‘Checklists’ for development which does not require a permit.

2. SUBMIT (Planning & Lands)

If the proposal requires approval, submit a complete application with applicable fee(s). For larger development projects, a pre-consultation meeting with a Development Officer and Building Inspector is encouraged.

3. REVIEW (Planning & Lands)

The Development Officer reviews the complete application and supporting information. The review includes notification to departments, agencies and the public.

4. DECISION (Planning & Lands)

The approval authority may be Council or the Development Officer, as outlined in the by-law. An application may be approved, approved with conditions or refused.

5. NOTICE OF DECISION AND APPEAL PERIOD (Planning & Lands)

A 14 day appeal and public notice period is required for all planning decisions. The decision is not in effect and other permits cannot be issued until after this appeal/public notice period. If the decision is appealed, the decision is not in effect until a decision is issued by the Development Appeal Board.

6. SUBMIT (Building Permit)

Submit Building and/or Mechanical Permit application(s) with application fee(s). For larger building projects, a pre-consultation meeting with a Building Inspector is encouraged.

7. REVIEW/ISSUE (Building Permit)

The Building Inspector reviews the application(s) and additional information may be requested. The Permit is then issued and a Plan Examination specifying requested inspections is sent to the applicant by email.

8. INSPECTIONS/OCCUPANCY (Building Services Division)

Construction may begin and Inspections are performed at certain stages. The Occupancy Certificate is granted when all inspections and related documents are received.

9. FEES AND CHARGES

Fees and Charges By-law No. 4436, as amended.

GENERAL INFORMATION FOR APPLICANTS

DEVELOPMENT CONSULTATION

The City of Yellowknife strongly encourages applicants to pre-consult with City Planning and Development staff prior to submitting an application. Please contact the Planning and Development Department to discuss your proposal 1-(867)-920-5600.

APPLICATION FEE

The fee for processing an application or permit shall be paid to the City in accordance with the Fees and Charges By-law No. 4436, as amended. Where the development involves more than one type of development, the fee shall be the sum of all applicable fees. Where development proceeds without a permit being first obtained, the appropriate fees shall be doubled. Where a demolition application is separate from an application for construction on the same site, the demolition permit application fee shall be based on the type of the building/structure to be demolished. Where more than one Variance is requested, one application is to be made per property and may include more than one variance.

APPLICATION FORM

Applications are encouraged to be made online, through our City of Yellowknife Portal: CityView. Each application must be filled out completely and clearly, and must be accompanied by a development sketch with all relevant information as described below. Incomplete applications and sketches will be returned without further processing until the corrected material is filed. (Paper applications are available: Applications Forms Licenses and Permits)

SKETCH DETAILS

The development sketch shall include, as a minimum, the following details:

all abutting lands owned by the owner (if any) and their boundaries and dimensions;
the parcel of land that is the subject of the application, its boundaries, dimensions and the requested variance(s) or development;
identify existing structures, proposed structures, outdoor fuel storage, label use of each structure;
the approximate location of all natural and artificial features on the subject lands (e.g. buildings, trees, watercourses, drainage ditches, road and access, banks, wetlands, wooded areas), and the location of any of these features on adjacent lands that may affect this application;
the existing uses of adjoining land (e.g. residential, extractive, commercial, etc.); and
the location and nature of any restrictive covenant or easement affecting the subject lands.

Please provide sketch no larger than 11” x 17. Can be uploaded to the online permit.

MEASUREMENTS

Measurements shall be expressed in metric units.

EASEMENTS, CAVEATS or CONTRACTS

For those developments involving new structure(s), increased land use intensity or change of land use, an applicant for a Development Permit shall ensure that the proposed development complies with any easements, caveats or contracts which affect the development of the site. It is the responsibility of the Applicant to ensure that power service can be provided to all new development.

ROAD NAMES, CIVIC ADDRESSES

Please use the street names and property addresses on the development sketch which have been adopted by the City of Yellowknife as the civic address of the property which is the subject of the application.

ADDITIONAL INFORMATION

Supporting information for your application or permit may be required. The Development Officer and/or Building Inspector may request these documents, which may include, but are not limited to:

any additional information as required in the Community Plan By-law, Zoning By-law, Building By-law, Water and Sewer Services By-law;
detailed site plan;
detailed landscaping plan showing existing and proposed landscaping and plant specifications;
elevation drawings of all proposed structures showing exterior finishing material and dimensions;
grading plan showing drainage gradient, existing and proposed final grades;
servicing plan showing location and size of water and sewage tanks, location of water and sewer lines, water fill point, and sewage pump-out point;
detailed floor plans including total floor area of each floor in the proposed development;
an approved Easement Encroachment Agreement (if applicable);
traffic study; and/or
Environmental Site Assessment.

I Want to Build...

A Residential Structure

Addition

Step 1: Determine if your project requires an approval or a Development Permit

Review the Zoning By-law to determine if your proposal requires a Development Permit. Additions or structures not complying with the Zoning By-law site regulations (e.g., setback, height and site coverage) require a Development Permit.

Should your addition create a new dwelling unit or change the use of the original structure, you should refer to the Secondary Suite or Change the Use of My Property sections.

Step 2: Complete Application

All development needs to comply with the regulations of the zone where it is located. You can find out what zone you are located on our Interactive Maps page. You can find the regulations of that zone on our By-law page.

An application must be filled out completely and clearly, and must be accompanied by a development sketch with all relevant information (Floor Plans, Elevation Drawings [depicting the height and building materials of your addition], a Grading Plan, and a Landscaping Plan [site grading and landscaping information may be incorporated in the Site plan]). Incomplete applications and sketches will be returned without further processing until the corrected material is filed. All applications can be made through the City's online permitting system, CityView, along with required drawings, supporting documents and application fees.

Step 3: Determine if your project requires a Building Permit

All residential additions greater than 10m² require a Building Permit.

Step 4: Complete your Building Permit Application

All development is require to follow the regulations of the City of Yellowknife Building By-law, National Building Code of Canada and other Canadian Building Standards. Once your set of building plans is complete, submit the Building Permit through the City's online permitting system, CityView , along with the Building Drawings and application fees.

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings.

You may submit a Building Permit Application anytime. The Building Permit cannot be issued until, where required, a Development Permit is approved and becomes effective after the 2-week appeal period. A Building Inspector will contact you when your Building Permit is approved or if further information is needed.

Step 5: Other agencies involved in the permitting process

Contact the GNWT Public Works and Services for inspections, registration and permits for electrical work, elevators, boilers and pressure vessels and gas installations.

Accessory Structure

Step 1: Determine if your project requires a Development Permit, or nothing at all.

An accessory structure not exceeding 10m² in area or 3m in height, and not permanently attached to the ground, does not require a Development Permit. Any accessory structure not complying with the Zoning By-law site regulations (e.g., location, setback, height and site coverage) requires a Development Permit.

Should your accessory structure create a new dwelling unit or change the use of the original structure, please refer to the Secondary Suite or Change the Use of My Property sections.

Step 2: Complete your Development Permit Application

Step 3: Determine if your project requires a Building Permit

All accessory structures greater than 10m² require a Building Permit.

Step 4: Complete your Building Permit Application

Any development needs to fall within the regulations of the City of Yellowknife Building By-law, National Building Code of Canada and other Canadian Building Standards. Once your set of building plans is complete, submit the Building Permit through the City's online permitting system, CityView, along with the Building Drawings and application fees.

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings.

Step 5: Other agencies involved in the permitting process

Contact the GNWT Public Works and Services for inspections, registration and permits for electrical work, elevators, boilers and pressure vessels and gas installations.

Change the Use of My Property

Step 1: Determine if your project requires a Change of Use Development Permit

A Development Permit for change of use is required when on owner or lease holder converts a property from one permitted/discretionary use to another permitted/discretionary use (e.g., Commercial to Residential, Residential to Commercial, Intensification of Use, etc.). Increasing the number of units within an existing residential building may require a Development Permit, please consult a Development Officer if you are changing the number of units in your building.

Step 2: Complete your Development Permit Application

Each zone has its permitted and discretionary uses. You can find out what zone you are located in on our Interactive Maps page. You can find the regulations of that zone on our By-law page. If you determine that you require a Development Permit Application you can apply through the City's online permitting system, CityView, along with required drawings, supporting documents and application fees.

You will need to submit a Site Plan (including all existing and proposed structures), Floor Plans, Elevation Drawings (depicting the height and building materials), a Grading Plan, and a Landscaping Plan (site grading and landscaping information may be incorporated in the Site plan).

Step 3: Determine if your project requires a Building Permit

Development for change of use with building renovation/alteration requires a Building Permit.

Step 4: Complete your Building Permit Application

Deck

Step 1: Determine if your project requires a Development Permit, or nothing at all.

Residential decks less than 0.6m (2 feet) from the ground do not require a Development Permit. Except when a deck projects into required yard setbacks a Development Permit may be required (usually where the projection is more than 40%).

Decks higher than 0.6m (2 feet) from the ground may require Development Permit where the deck is projecting into required yard setback.

Step 2: Complete your Development Permit Application

Each zone has its setback requirements. You can find out what zone you are located in on our Interactive Maps page. You can find the regulations of that zone on our By-law page. Gather the property information and submit, if required, a Development Permit Application through the City's online permitting system, CityView, along with required drawings, supporting documents and application fees.

Step 3: Determine if your project requires a Building Permit

Residential decks less than 0.6m (2 feet) from the ground do not require a Building Permit. Decks higher than 0.6m (2 feet) from the ground require a Building Permit.

Step 4: Complete your Building Permit Application

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings. Deck Building Permit Application Information Form.

You may submit a Building Permit Application anytime. The Building Permit cannot be issued until a required Development Permit is approved and becomes effective after the 2-week appeal period. A Building Inspector will contact you when your Building Permit is approved or if further information is needed.

Step 5: Other agencies involved in the permitting process

Contact the GNWT Public Works and Services for inspections, registration and permits for electrical work, elevators, boilers and pressure vessels and gas installations.

Demolition

Step 1: Determine if your project requires a Building Permit

A Demolition (Building) Permit is required for the removal of a building or part of a building.

Step 2: Complete your Building Permit Application

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings.

You may submit a Building Permit Application anytime. A Building Inspector will contact you when your Building Permit is approved or if further information is needed.

Fence

Step 1: Determine if your project requires a Development Permit or nothing at all.

Each zone has specific requirements. You can find out what zone you are located in on our Interactive Maps page. You can find the regulations of that zone on our By-law page. Gather the property information and submit, if required, a Development Permit Application through the City's online permitting system, CityView, along with required drawings, supporting documents and application fees.

Step 2: Complete your Development Permit Application

If required, gather the property information and submit the Development Permit Application through the City's online permitting system, CityView, along with required drawings, supporting documents and application fees. Select "Development Permit - Fence" as the Development Permit Type in CityView Portal.

You will need to submit a Site Plan (showing the fence location), Elevation Drawings (depicting the fence height and materials), and any other drawings may be required by the Development Officer. Where the height exceeds 10% of the specified standard, the receipt of approval by an adjoining property owner or condominium association is required.

Step 3: Determine if your project requires a Building Permit

Step 4: Complete your Building Permit Application

Grading My Property

Step 1: Determine if your project requires a Development Permit or nothing at all.

Site grading with more than 0.6m grade change requires a Development Permit. If the grade change is less than or equal to 0.6m, and the work does not affect the Lot and adjacent properties drainage pattern no Development Permit is required. You may want to refer to the original development documents, such as subdivision plan and lot grading and drainage plans.

If blasting is required for the site grading, the contractor/blasting company shall obtain proper Blasting Permit from the Workers Safety and Compensation Commission (WSCC). Blasts are regulated under the NWT Explosives Act which is enforced by the WSCC. Prior to commencing a blast, blasting companies are also required to notify the City's Fire Division, Municipal Enforcement Division and Department of Public Works and Engineering.

Step 2: Complete your Development Permit Application

You will need to submit a Site Plan and a Grading Plan designed by a qualified professional, for the application.

Step 3: Determine if your project requires a Building Permit

No Building Permit is required for site grading.

Mechanical Only

Step 1: Determine if your project requires a Development Permit

Should your development create a new dwelling unit or change the use of the original structure, you should refer to the Secondary Suite or Change the Use of My Property sections.

Step 2: Determine if your project requires a Mechanical Permit and a Building Permit

Any mechanical work requires a Mechanical Permit and may require a Building Permit.

Step 3: Complete your Mechanical Permit and Building Permit (if applicable) Application

Mixed Use Structure

Step 1: Determine if your project requires a Development Permit

Step 2: Complete your Development Permit Application

Select the predominant use of the proposed building as the Development Permit Type in CityView Portal and choose ONE item (type) only, e.g., if the building comprises ground floor commercial and more than one storey residential units above (residential is the predominant use), choose "Development Permit - Multi-Family Dwelling" as the Development Permit Type; if the building comprises more commercial than residential, choose "Development Permit - Commercial Use" as the Development Permit Type.

You will need to submit a Site Plan (including all existing and proposed structures), Floor Plans, Elevation Drawings (depicting the height and building materials), a Grading Plan, a Landscaping Plan, and any other drawings/documents may be required by the Development Officer.

Step 3: Determine if your project requires a Building Permit

Building new, changing use or an addition to a Mixed-Use building requires a Building Permit.

Step 4: Complete your Building Permit Application

Any development needs to fall within the regulations of the City of Yellowknife Building Bylaw, National Building Code of Canada and other Canadian Building Standards. Once your set of building plans is complete, submit the Building Permit through the City's online permitting system, CityView, along with the Building Drawings and application fees.

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings.

Step 5: Other agencies involved in the permitting process

Contact the GNWT Public Works and Services for inspections, registration and permits for electrical work, elevators, boilers and pressure vessels and gas installations.

New Residential Building (Single and Multiple Dwelling)

Step 1: Determine if your project requires a Development Permit

A Development Permit is not required for all new dwellings. Review the Zoning By-law to determine if your proposal requires a Development Permit. Structures or additions not complying with the Zoning By-law site regulations (e.g., setback, height and site coverage) require a Development Permit.

Should your addition create a new dwelling unit or change the use of the original structure, you should refer to the Secondary Suite or Change the Use of My Property sections.

Step 2: Complete your Development Permit Application (if required)

Step 3: Determine if your project requires a Building Permit

Building a new dwelling or an addition for a dwelling requires a Building Permit.

Step 4: Complete your Building Permit Application

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings.

You may submit a Building Permit Application anytime. The Building Permit cannot be issued until the Development Permit is approved and becomes effective after the 2-week appeal period. A Building Inspector will contact you when your Building Permit is approved or if further information is needed.

Step 5: Other agencies involved in the permitting process

Contact the GNWT Public Works and Services for inspections, registration and permits for electrical work, elevators, boilers and pressure vessels and gas installations

Renovation (Alterations and Improvements)

Step 1: Determine if your project requires a Development Permit

Interior improvements to your structure does not require a Development Permit. A change to the building's footprint, creation of a new dwelling unit or change the use of the original structure, may require a Development Permit. Please refer to the Addition, Secondary Suite or Change the Use of My Property sections.

Step 2: Complete your Development Permit Application (if required)

An application must be filled out completely and clearly, and must be accompanied by a development sketch with all relevant information (Floor Plans, Elevation Drawings [depicting the height and building materials of your addition], a Grading Plan, and a Landscaping Plan [site grading and landscaping information may be incorporated in the Site plan]). Incomplete applications and sketches will be returned without further processing until the corrected material is filed. All applications can be made through the City's online permitting system, CityView , along with required drawings, supporting documents and application fees.

Step 3: Determine if your project requires a Building Permit

Interior improvements, mechanical and structural changes required a Building Permit. Building a new dwelling or an addition for a dwelling requires a Building Permit. All renovations need to comply with the City of Yellowknife Building By-law.

Step 4: Complete your Building Permit Application

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings.

Retaining Wall

Step 1: Determine if your project requires a Development Permit or nothing at all.

If the proposed retaining wall is less than or equal to 0.6m high, and the site excavation or filling works do not alter the ground level in excess of 0.6m, a Development Permit is not required.

Step 2: Complete your Development Permit Application (if required)

Gather the property information and submit the Development Permit Application through the City's online permitting system, CityView, along with required drawings, supporting documents and application fees. You will need to submit a Site Plan (showing the retaining wall location), Elevation Drawings (depicting the retaining wall height and materials), a Grading Plan and any other drawings may be required by the Development Officer.

Step 3: Determine if your project requires a Building Permit

Building a retaining wall requires a Building Permit

Step 4: Complete your Building Permit Application

Secondary Suite

Step 1: Determine if your project requires a Development Permit

Step 2: Complete your Development Permit Application (if required)

Secondary suite, either an in-home secondary suite or a detached secondary suite, is considered a new dwelling unit for application and fee calculation. You will need to submit a Site Plan (including all existing and proposed structures), Floor Plans, Elevation Drawings (depicting the height and building materials), a Grading Plan, a Landscaping Plan, and any other drawings/documents may be required by the Development Officer.

Step 3: Determine if your project requires a Building Permit

Construction of a secondary suite requires a Building Permit.

Step 4: Complete your Building Permit Application

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings.

You may submit a Building Permit Application anytime. The Building Permit cannot be issued until the Development Permit (if required) is approved and becomes effective after the 2-week appeal period. A Building Inspector will contact you when your Building Permit is approved or if further information is needed.

Step 5: Other agencies involved in the permitting process

Contact the GNWT Public Works and Services for inspections, registration and permits for electrical work, elevators, boilers and pressure vessels and gas installations.

A Non-Residential Structure

Addition, Accessory Structure, Change of Use

Step 1: Determine if your project requires a Development Permit

Step 2: Complete your Development Permit Application (if required)

You will need to submit a Site Plan (including all existing and proposed structures), Floor Plans, Elevation Drawings (depicting the height and building materials), a Grading Plan, a Landscaping Plan, and any other drawings/documents may be required by the Development Office.

Step 3: Determine if your project requires a Building Permit

Building new, changing use or an addition to an existing building requires a Building Permit.

Step 4: Complete your Building Permit Application

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings.

You may submit a Building Permit Application anytime. The Building Permit cannot be issued until, where required, a Development Permit (if required) is approved and becomes effective after the 2-week appeal period. A Building Inspector will contact you when your Building Permit is approved or if further information is needed.

Step 5: Other agencies involved in the permitting process

Contact the GNWT Public Works and Services for inspections, registration and permits for electrical work, elevators, boilers and pressure vessels and gas installations.

Demolition

Step 1: Determine if your project requires a Building Permit

A Demolition (Building) Permit is required for the removal of a building or part of a building.

Step 2: Complete your Building Permit Application

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings.

You may submit a Building Permit Application anytime. A Building Inspector will contact you when your Building Permit is approved or if further information is needed.

Commercial/Industrial/Institutional Structure

Step 1: Determine if your project requires an approval or a Development Permit

Step 2: Complete Application

Step 3: Determine if your project requires a Building Permit

Construction of a non-residential structure requires a Building Permit.

Step 4: Complete your Building Permit Application

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings.

Step 5: Other agencies involved in the permitting process

Contact the GNWT Public Works and Services for inspections, registration and permits for electrical work, elevators, boilers and pressure vessels and gas installations.

Grading Property

Step 1: Determine if your project requires a Development Permit or nothing at all.

Step 2: Complete your Development Permit Application

You will need to submit a Site Plan and a Grading Plan designed by a qualified professional, for the application.

Step 3: Determine if your project requires a Building Permit

No Building Permit is required for site grading.

Mechanical Only

Step 1: Determine if your project requires a Development Permit

Step 2: Determine if your project requires a Mechanical Permit and a Building Permit

Any mechanical work requires a Mechanical Permit and may require a Building Permit.

Step 3: Complete your Mechanical Permit and Building Permit (if applicable) Application

Sign

Step 1: Determine if your project requires a Development Permit

Putting up a sign may or may not require a Development Permit. Please refer to Zoning By-law No. 5045 Section 7.9 - Sign Regulations or speak to a Development Officer to determine whether your sign project requires a Development Permit.

Step 2: Complete your Development Permit Application

Submit the Development Permit Application through the City's online permitting system, CityView, along with required drawings, supporting documents and application fees.

You will need to submit a Site Plan (indicating the location of the sign), a Sign Plan and Elevation Drawings (indicating overall dimensions of the sign, the sign face design and the manner of illuminating where applicable), and any other drawings/documents may be required by the Development Officer.

Step 3: Determine if your project requires a Building Permit

Putting up a sign requires a Building Permit.

Step 4: Complete your Building Permit Application

Any development needs to fall within the regulations of the City of Yellowknife Building By-law, National Building Code of Canada and other Canadian Building Standards. Once your set of sign plans is complete, submit the Building Permit through the City's online permitting system, CityView, along with the drawings and application fees.

Temporary Structure or Use

Step 1: Determine if your project requires a Development Permit and/or a Development Agreement

Review the Zoning By-law to determine if your proposal requires a Development Permit. Temporary structures may be permitted by the Zoning By-law site regulations and where permitted will require a Development Permit. In addition there may be a requirement for a Development Agreement and conditions of use, including a deposit and time limit on the use.

Step 2: Complete your Development Permit Application (if required)

All development (temporary structures and uses are development) needs to comply with the regulations of the zone where it is located. You can find out what zone you are located on our Interactive Maps page. You can find the regulations of that zone on our By-law page.

You will need to submit a Site Plan (including all existing and proposed structures), Floor Plans, Elevation Drawings (depicting the height and building materials), a Grading Plan, a Landscaping Plan, and any other drawings/documents may be required by the Development Officer.

Step 3: Determine if your project requires a Building Permit

Temporary structures, or an addition to an existing site with a structure requires a Building Permit.

Step 4: Complete your Building Permit Application

Any development needs to fall within the regulations of the City of Yellowknife Building By-law, National Building Code of Canada and other Canadian Building Standards. Once your set of building plans is complete, submit the Building Permit through the City's online permitting system, CityView, along with the Building Drawings and application fees.

You will need to submit a Site Plan, Floor Plans, Elevation Drawings, and all applicable Structural drawings.

Step 5: Other agencies involved in the permitting process

Contact the GNWT Public Works and Services for inspections, registration and permits for electrical work, elevators, boilers and pressure vessels and gas installations

Can't find what you are looking for? Please contact us between 8:30am and 4:30pm, Monday and Friday, by calling 867-920-5600, or e-mailing us at either Planning and Lands or Building Services Division.