Tenant Improvement Permits in Burnaby: A Complete 2026 Guide

Leasing a commercial space in Burnaby is an exciting step for any business—but before you can open your doors, you'll need to obtain a Tenant Improvement (TI) Permit. Unlike simple alterations, a comprehensive TI permit ensures your buildout complies with the BC Building Code, local zoning bylaws, and all health and safety standards.

In this guide, we walk through Burnaby's unique permit requirements, the step-by-step process, realistic costs, and timelines. Whether you're building out an office, restaurant, spa, or retail space, understanding the TI permit process will help you avoid costly delays and surprises.

At Avanta Contracting, we've completed dozens of commercial buildouts in Burnaby and understand the city's specific requirements—including the fact that TI permits must still be submitted as paper applications at City Hall, unlike many other permit types.

A Tenant Improvement Permit is required whenever you alter an existing commercial building's interior or make significant changes to its mechanical, electrical, or plumbing systems. Unlike new construction, TI permits are specifically designed to regulate renovations and buildouts within existing structures.

Common TI projects include:

• Converting a raw shell into an office space with partitions, HVAC, and lighting
• Installing commercial kitchens in restaurants or food courts
• Adding plumbing and specialized systems for spas or wellness clinics
• Upgrading existing systems to meet new building code standards
• Changes of occupancy (e.g., converting retail to restaurant, which triggers additional scrutiny)

The permit itself verifies that your buildout meets code, that occupancy loads are safe, and that all work will be inspected before the space becomes operational. This protects both you and your tenants from unsafe conditions and costly future penalties.

Burnaby's process differs from many surrounding cities—notably, TI permits cannot be submitted online and must be hand-delivered as paper applications at the Building Division counter at City Hall. Here's exactly what to expect:

Step 1: Prepare Your Application Package

You'll need to compile the following documents before visiting City Hall:

• Completed TI Permit Application Form (available at the City of Burnaby website)
• Schedule F (Owner's Undertaking) – signed by the property owner
• Agent Authorization Form (if a contractor or designer is applying on your behalf)
• Consent to Construction – signed by the property manager or strata (if applicable)
• Three complete sets of drawings (architectural, structural, electrical, mechanical/plumbing as needed) sized between 11×17″ and 24×36″, with double-lined quality

Step 2: In-Person Submission

Unlike online portals in other BC municipalities, Burnaby requires you to submit your application in person at the Building Division counter. Office hours are:

• Monday–Wednesday and Friday: 8:00 am – 4:00 pm
• Thursday: 8:00 am – 7:00 pm

During submission, staff will review your application completeness. If any documents are missing, they will advise you immediately so you can return prepared. This prevents wasted trips back to City Hall.

Step 3: Plan Review – Fast Track vs. Full

Once submitted, Burnaby's plan checkers evaluate your project and assign it to either Fast Track or Full Plan Review:

• Fast Track: Reserved for simple projects in buildings already in substantial compliance with BC Building Code (e.g., straightforward office layouts with no occupancy changes). Faster processing, fewer back-and-forths.
• Full Plan Review: Required for restaurants, spa/health services, changes of major occupancy, exterior alterations, mezzanines, or any project needing Fraser Health Authority approval. More detailed, longer review cycle.

Projects involving food service, personal services clinics, or child care will likely require Fraser Health Authority approval, which must be obtained and submitted with your permit application.

Step 4: Issuance and Sub-Trade Permits

Once approved and all fees are paid, your TI permit is issued as a paper copy. You must then apply for separate permits for electrical, plumbing, gas, and fire protection work—typically applied by licensed contractors.

Step 5: Inspections and On-Site Compliance

Throughout construction, you are responsible for booking inspections at 604-294-7130. Inspections must be requested at least one day in advance. A full-size, stamped set of approved drawings must be kept on-site at all times for the inspector's reference. This ensures the work matches the approved plans.

How Long Does the Process Take?

In Burnaby, expect the following timelines:

• Paper submission to initial review: 1–2 weeks
• Fast Track plan review: 2–4 weeks
• Full Plan Review: 4–8 weeks (or longer if revisions are requested)
• Construction and inspections: Highly variable, depending on project scope

Total time from application to occupancy certificate is typically 8–12 weeks for straightforward projects, and longer for complex ones. Plan your lease commencement date accordingly—many tenants forget to factor in permit timelines and face costly "dead rent" periods before they can open.

How Much Will It Cost?

Tenant improvement costs vary widely based on the type of space and finishes. Here are realistic 2025–2026 benchmarks per square foot (assuming a "warm shell" starting condition):

• Office & Workspaces: $120–$160 (base), $160–$210 (medium), $250+ (high-end)
• Retail & Showrooms: $100–$150 (base), $150–$225 (medium), $250+ (high-end)
• Healthcare & Wellness (spas, clinics): $125–$190 (base), $190–$290 (medium), $350+ (high-end)
• Restaurants & Foodservice: $150–$255 (base), $255–$380 (medium), $450+ (high-end)

Important: These costs cover hard construction (labor, materials, systems). Add 15–25% for soft costs: architectural design, engineering, permits, and project management.

Landlord Tenant Improvement Allowances (TIA) in Burnaby typically range from $20–$80 per square foot, depending on building class and lease term. Unfortunately, TIAs rarely cover the full buildout cost—plan for your own investment as well.

1. Forgetting the Paper Submission Requirement

Many tenants and contractors assume Burnaby has an online permit portal (like neighboring Richmond or Vancouver). It doesn't—not for TI permits. Always submit in person. Mistakes here delay your application by weeks.

2. Incomplete Drawings

City staff frequently reject applications with drawings that don't meet size standards, aren't double-lined, or lack required details. Hire a qualified architect or designer early—the $2,000–$5,000 investment here saves months of back-and-forth.

3. Underestimating Health Authority Review Time

If your space is a restaurant, spa, or food service operation, Fraser Health Authority approval is separate from the city's review and can take an additional 4–6 weeks. Start this process early, not after the city approves your permit.

4. Ignoring Occupancy Classification

Some tenants assume they can adapt a retail shell for restaurant use without major upgrades. The BC Building Code often requires significant modifications to HVAC, electrical, and fire safety systems when occupancy changes. Budget for these upgrades from day one.

5. Starting Work Before Permit Issuance

Beginning construction before the permit is issued—even if you "expect approval soon"—is a violation that can result in stop-work orders, fines, and the need to undo completed work. Always wait for the physical paper permit.

At Avanta Contracting, we've navigated Burnaby's TI permit process for office spaces, restaurants, retail buildouts, and wellness clinics. We understand the city's specific requirements—from paper submission protocols to Fraser Health Authority coordination—and we build these timelines and costs into our project planning from day one.

How we help:

• Coordinate with architects and engineers to ensure drawings meet Burnaby's standards on first submission
• Handle or coordinate Fraser Health Authority submissions for food service and personal service businesses
• Manage all inspections and ensure on-site compliance with the approved plan
• Help you understand cost implications of occupancy changes or complex systems
• Keep your project timeline realistic so you can negotiate lease terms with confidence

Based in Surrey with licensed teams across Metro Vancouver, we're just 20 minutes from Burnaby and familiar with every step of the local process. Contact us today for a free consultation on your commercial buildout. Call 778-322-7333 or visit our Burnaby tenant improvement page to learn more.