Many first-time builders assume the building permit from the municipality covers everything inside the walls. It usually does not. Wiring, plumbing and gas piping each have their own rules, their own inspectors and, in several provinces, their own permit-issuing body. Below are the questions owner-builders and families planning a custom home ask most often, with direct answers. Rules differ by province and sometimes by municipality, so confirm the details for your address before you book trades.
Does my building permit cover electrical, plumbing and gas work?
Usually only partly. In most of Canada, plumbing is reviewed and inspected by the municipal building department as part of, or alongside, the building permit. Electrical work is typically permitted and inspected by a separate provincial safety authority, and gas is handled by a provincial technical safety body or an accredited agency.
That means a single house can have three or four open files at once. A modest bungalow like this one-storey, 5-bedroom plan with a full basement (1676 sq ft) still needs an electrical permit, plumbing inspections for the basement rough-in and the main floor, and a gas permit if you choose a gas furnace, water heater or range.
Who issues the electrical permit in my province?
It depends on where you build. In Ontario, electrical permits (called notifications) and inspections come from the Electrical Safety Authority (ESA), not the municipality. In British Columbia, Technical Safety BC handles electrical permits in most of the province, although a few larger cities run their own electrical permit programs. In Quebec, electrical work falls under the Régie du bâtiment du Québec and licensed contractors who are members of the CMEQ. Alberta uses municipalities and accredited agencies under its Safety Codes Act, and other provinces have their own safety branches.
The simplest check: call your municipal building department and ask which agency issues electrical and gas permits for your lot. Rural acreages and cottage properties sometimes fall under a different office than nearby towns.
Can I do the electrical work on my own new house?
In some provinces yes, with a homeowner permit, and in others it is effectively reserved for licensed electricians. Ontario's ESA allows homeowners to do electrical work in a house they own and live in or will live in, provided they file the notification and pass the inspections. Technical Safety BC offers a homeowner electrical permit for an owner-occupied single-family home, with a requirement to show you understand the code before the permit is issued. Alberta also has homeowner permits for owner-occupied homes. Quebec is much stricter, and new-house wiring is expected to be done by a licensed electrical contractor.
Even where it is allowed, wiring a whole new house is a big job: a 200-amp service, arc-fault and ground-fault protection, smoke and CO alarms interconnected to code, and circuits for a heat pump or EV charger. Many owner-builders hire an electrician for the service and panel and keep only simpler tasks for themselves, if their permit allows that split.
Can a homeowner do their own plumbing?
Often yes, on an owner-occupied single-family home, but the municipality decides how. In Ontario, plumbing falls under the Ontario Building Code and is inspected by the municipal building department; homeowners can generally do their own plumbing in their own home as long as it is permitted and inspected. Many BC and Alberta municipalities offer similar homeowner plumbing permits, sometimes with a declaration or short test. In Quebec, plumbing is generally reserved for contractors licensed through the CMMTQ.
The number of fixtures matters. A large home such as this two-storey, 5-bedroom farmhouse with 4.5 baths (3912 sq ft) has a lot of drain, waste and vent piping to test, while a 2-bedroom cottage of 1085 sq ft is far more manageable for a capable homeowner. On rural lots, remember that the septic system usually needs its own permit and a licensed installer, separate from the house plumbing.
Who is allowed to install gas lines and appliances?
Almost everywhere in Canada, gas piping and gas appliances must be installed by a licensed gas fitter. In Ontario, fuel work is regulated by the TSSA, and gas installations are done by registered contractors with certified gas technicians; homeowners cannot do it themselves. BC requires gas permits through Technical Safety BC or a local authority, and Quebec requires licensed gas contractors. Alberta is one of the few places where a homeowner gas permit may be possible in limited cases, so check before you assume.
A gas furnace, water heater, fireplace, range or barbecue line all count. Many new homes now skip gas entirely in favour of a heat pump and electric water heating, which removes one permit file from the schedule.
Who actually pulls the trade permits, me or the contractor?
Whoever does the work normally pulls the permit. A licensed electrician files the electrical permit for the work they perform, the gas fitter files the gas permit, and the plumber or the general contractor handles plumbing with the building department. If you take out a homeowner permit, you are the permit holder and you are responsible for the work passing inspection.
Put it in writing. Your contract with each trade should state that they will obtain the permit, book the inspections and give you a copy of the final approval. A quote that is "cheaper without the permit" is a red flag, not a saving.
When do trade inspections happen during construction?
They fit between the building inspections, mostly before insulation and drywall. A typical sequence for a house with a full basement looks like this:
- Underground plumbing before the basement slab is poured, including a test of the drain lines.
- Framing inspection by the building department.
- Rough-in plumbing, electrical and gas once pipes, boxes and wires are in place, with pressure or water tests where required.
- Insulation and vapour barrier inspection, which usually cannot proceed until the rough-ins have passed.
- Final inspections for each trade, then the final building or occupancy inspection.
On a multi-level home such as this 4-bedroom plan with a basement and 3 stories (2285 sq ft), rough-ins may be inspected floor by floor. Browse more house plans with a basement to see how much of the plumbing will sit below the slab.
Do heat pumps, HRVs and ductwork need separate permits?
Usually they are covered by a mix of permits rather than one. The ductwork and ventilation, including the HRV or ERV, are reviewed under the building permit, often with a heat loss and duct design submitted at application. The heat pump itself needs an electrical connection under the electrical permit, and the refrigerant lines should be installed by a technician certified to handle refrigerants.
In BC, where many municipalities apply the Energy Step Code, an energy advisor and a blower door test may also be part of the process, so the mechanical layout matters early. Ask your designer to show the mechanical room and HRV location on the drawings you submit.
How much do trade permits cost?
Expect a few hundred to a couple of thousand dollars per trade for a typical new house, based on fees seen in 2025. Electrical fees are usually based on the service size and the area of the home, plumbing fees on the number of fixtures, and gas fees on the appliances or input rating. A 2,500 sq ft two-storey with three bathrooms will cost more to permit than a small cottage.
For a home like this 4-bedroom modern farmhouse on two storeys (2449 sq ft), budget the trade permits as a line item next to the building permit and development charges. Check each agency's current fee schedule, as they are updated regularly.
Will the utility connect power or gas before inspection?
No, not to a new house. In Ontario, the local hydro utility connects permanent service only after ESA has inspected the installation and sent a connection authorization. Other provinces follow a similar logic, and gas utilities will not turn on supply to new piping until it has been tested and approved. Plan for this on your schedule, because a failed electrical inspection can delay heat, finishing work and your move-in date.
What happens at closing or with insurance if work was not permitted?
Unpermitted work can cost you at every step after construction. Without the final trade inspections, the municipality may not issue occupancy, and your lender may hold back the final draw on a construction mortgage. Years later, a buyer's lawyer or home inspector may ask for permit records; open or missing permits can lower the price, delay closing or force you to open walls for inspection.
Insurance is the bigger risk. If a fire or flood is traced to wiring, plumbing or gas work done without a permit, your insurer may dispute or deny the claim. Keep a folder with every permit, inspection report and final approval, especially if you plan a secondary suite such as those in plans with an in-law suite, where extra electrical and fire separation rules apply. Getting everything permitted costs a little now and protects the value of the home for as long as you own it.
