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Residential Permits
Building permits are required for the construction, demolition and alteration of any building in Okotoks. Some of the projects requiring a permit include:
- Building a house or addition
- Building a garage, shed, gazebo, accessory building etc.
- Renovating/Altering your home
- Building a deck
- Installing a pool, hot tub or pond
- Installing a wood stove
- Installing/Replacing a furnace or air conditioner
Applying for a building permit prior to the work you are considering has benefits:
- Protects you and your family’s personal safety by ensuring that it meets safety standards.
- Helps ensure you are covered by insurance. If a fire, or other damage to your property happens in an un-permitted area that does not meet safety codes, it is possible it will not be covered by insurance.
Building permits are not required for minor repairs and replacements that do not affect the structural integrity of a building, including:
- Re-insulating or adding insulation
- Window or door replacement providing the opening is not enlarged
- Repair or replacement of plumbing fixtures
- Re-roofing, except where structural work is involved
- Minor exterior repairs
To confirm whether or not a project requires building permits, contact Permit Services
A development permit is required for most forms of development within the Town. The Land Use Bylaw outlines the types of development allowed in each land use district and the rules and regulations governing those uses.
Not all proposed development requires a development permit. Smaller sheds, fences and decks may not require a development permit. Section 5.15 of the Land Use Bylaw outlines developments that do not require a development permit; however it is best to confirm with the Town whether you need a permit for the development you are considering.
How to apply for a Development Permit
Step 1: Check the Land Use Bylaw regulations for what you are proposing
- Search your address here. Find your property’s land use district.
- Check the Land Use Bylaw regulations.
- Tip: You can contact the planning department for a pre-application discussion.
Step 2: Prepare your application
- Complete a Development Permit Application Form
Development Permit Application Form - Tip: use the included attached checklist to make sure you have all the required application items
Step 3: Submit your application online
- Send your completed application form and all required application items to Planning by submitting through our Contact Us button.
- You will be sent instructions on how to pay the fee over the phone
What happens next?
Once received, Town staff will review your application to see if any required information is missing. Following this, staff will review the application against the requirements of the Land Use Bylaw and other relevant policies and plans. During this stage, they may ask for revisions. Approved permits will be emailed out. Contact Us if you have any questions.
Visit the planning guiding documents and bylaws page to find more information.
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Okotoks Town Council introduced new landscaping requirements in November 2023 to the Grading and Landscaping Bylaw for new homes that wish to install turfgrass on their property. Starting on January 1, 2024, all new home-builds who want to install grass will need to install drought-tolerant sod/grass/seed that meets the specifications indicated by the town in the Grading and Landscaping Bylaw.
The new bylaw does not apply to existing homes, but all homeowners with previously landscaped yards are encouraged to install drought tolerant turf species when re-doing their turf landscaping. As of 2024, the Town’s Water Conservation Rebate Program offers rebates to homeowners of 50% up to $500 for the cost of turfgrass on a first-come, first-served basis. This program is offered annually to all residents of Okotoks.
The purpose of the new Bylaw is to address the need for water conservation in Southern Alberta. By installing a drought tolerant turf, the grass will stay greener longer and require less water during warm summer months.
Step 1: Obtain and Submit a Lot Grade Permit Application and Plot Plan
Prior to the commencement of construction on a parcel of land or lot, builders or contractors (person responsible for the grading of that residential parcel or lot) must obtain and submit a Lot Grade Permit Application from the Town, as well as a Plot Plan that meets the Town’s requirements. A Lot Grade Permit Application is the permit issued by the Town in relation to the surface grades of a Parcel or Lot. The Plot Plan is a view of a Lot indicating the location on a Parcel or Lot of the following:
- all corner grades of the Parcel or Lot;
- proposed Landscaping grades at all comers of a main Building, deck(s), garage(s) and ancillary Buildings;
- drainage pattern of the Parcel or Lot;
- the percentage of grades.
Step 2: Obtain and submit an As Constructed Grade Certification
After a Lot Grade Permit has been issued, an As Constructed Grade Certificate, complete with an As Built Grade Plan, must be submitted to the Town within 12 calendar months of the Final Building Occupancy Inspection. Builders are responsible for informing an owner of a parcel or lot that landscaping cannot occur on parcel or lot until the As Construction Grade Certificate Verification of Compliance has been received from the Town.
An As Constructed Grade Certificate is a form completed within the Town provided electronic means in accordance with this Bylaw and includes an As Built Grade Plan, as well as the following:
- the lot grading as shown on the As Built Grade Plan will provide positive drainage of the Parcel or Lot to a Drainage Course or storm sewer system and will not have any adverse affect on adjacent property Owners;
- the lot grading as shown on the As Built Grade Plan will meet the tolerances and required minimums of the bylaw;
- the elevations for the top of footings as shown on the As Built Grade Plan conform with the submitted Plot Plan;
- the finished Topsoil depth in the area to be landscaped is a minimum of 30.48 cm (12 inches) average uniform depth, not to exceed 50 cm (19 inches) as indicated at a minimum of three representative test locations as detailed on the As Built Grade Plan; and
- Topsoil in the area to be landscaped is of the quality stated in Bylaw
An As Built Grade Plan is a post-construction plan that bears the stamp or seal of a Practitioner or Professional Engineer, and contains the following:
- both the proposed Lot elevation on the Plot Plan and the as built Lot elevations;
- contain the as built drainage slopes;
- indicate whether the Parcels on either side of the property to which the As Constructed Grade Certificate applies are vacant, under construction or built and loamed;
- indicate the measured soil depth at three representative test locations within the Lot's Landscaped Areas;
- be stamped in accordance with the Bylaw to certify that the final Lot grades have been reviewed and certified within twelve (12) calendar months of the Final Building Occupancy Inspection.
Step 3: Follow Town’s Landscaping Requirements, including:
No Owner shall remove Topsoil from a Parcel or Lot after an As Constructed Grade Certificate VOC has been issued unless authorized by the CAO.
Topsoil Requirements:
- Must consist of a loam-textured dark Topsoil, a fertile, friable material neither of heavy clay nor of very light sandy nature containing by volume a minimum of 6% to a maximum 25% organic matter (i.e. rotted manure, and/or composted material) and capable of sustaining vigorous plant growth;
- shall be free of subsoil contamination, roots, stones over 25mm in diameter, baler twine or subsoil clay lumps over 25mm in diameter and other extraneous matter
- shall not contain quack grass rhizomes, Canada thistle roots or other noxious weeds. Upon delivery or 30 days following delivery, electrical conductivity shall be less than 4.00 dS/m on a saturated paste basis. The pH range shall be between 6.0 and 8.0
- may be either on-site Topsoil or imported Topsoil (from within Town boundaries). On-site Topsoil which has been stockpiled properly can be reused and remediated with organic material
- will have a smooth and firm finished surface with a loose texture.
Please note:
All Builders and Developers shall ensure that finished grades meet flush and smooth with adjacent grades and surfaces such as curbs, manholes, sidewalks, etc. and that the minimum depth of Topsoil shall be 300mm in all Landscaped Areas.
A minimum of 60% of the combined Hard Landscaping and Landscaped Area must be Permeable Landscaping.
Should the quality of Topsoil be in question, the Town will request the Developer to test the Topsoil (prior to placement) to these specifications.
The Town of Okotoks reserves the right to reject Topsoil not conforming to these requirements.
Living Turfgrass that is installed in all new residential properties must be a species of Drought Tolerant Turfgrass that must be a plant or seed that will grow into a mature live plant and be certified by the Turf Water Conservation Alliance TWCA) or consist of a seed mixture of less than 30% Kentucky Bluegrass.
The Owner shall not begin Landscaping a Parcel or Lot until they have received the As Constructed Grade Certificate VOC from the Town.
How do I pay for my permit?
Payment can be made over the phone with credit card or in person at the Municipal Centre using cheque, cash, debit or credit card.
I’ve submitted my application and paid for my permit, how long until it is approved?
Please note once you have paid for your permit, it could take up to 15 business days to get a Residential Permit Application approved and 15 days for a Commercial Permit Application to be processed. Your approval and permit number will be emailed to you once approved.
Does my Permit Expire?
Building permits do expire. Active work must be started within 90 days from the date of issue and if work is suspended or abandoned for 120 days, a new permit must be obtained. Residential permits are valid for 365 days at which time the work must be completed. If you are not ready for an inspection, you can request a one time 6 month permit extension before it expires.
I’m buying a home, what do I need to know?
Buyer beware! Make sure you ask for permits on the home you are considering. If you purchase it and then need to get permits, you may end up paying more and be responsible for deficiencies that need to be corrected after the inspection.
I’m selling my house, what do I need to know?
When you prepare to sell your home, the realtor is likely to ask for permits for finished basements, hot tubs, sheds etc. If you need to get the permits in order to sell your house, there may be extra costs if you need to remove drywall so inspectors can see the wiring, plumbing, etc.
What if I just bought a house and the title hasn’t changed?
It could take up to 16 weeks to receive notification from Land Titles of a purchase of a new home. However, it you wish to apply for a permit before the Town of Okotoks has received notification from Land Titles please submit a copy of your Statement of Adjustments in order to avoid delays.
Why Should I get a Permit?
Making an insurance claim could be a challenge if you have uninspected work done in/on your home. We recommend contacting your insurance company for further information. Obtaining a permit ensures the work done in your home is safe and complies with the Alberta Building Code.
Can I still use a room in the basement as a bedroom if there is no window?
Any room being used as a bedroom must have a window that meets the egress requirements to ensure the occupant can get out in the case of a fire.
How Do I Cancel an Inspection?
Submit the form below one business day prior to the scheduled inspection.
My Inspection Report says I need to submit Verification of Compliance (VOC), how do I do that?
Verification of Compliance is intended as an option in for re-inspection of identified deficiencies from your inspection. Once the work indicated on your inspection report has been completed, the form must be signed and submitted online.
Submitting Verification of Compliance (VOC)
Submit VOC (Verification of Compliance) if all deficiencies noted indicated on the site inspection report have been completed in accordance with the Safety Codes Act.
** Please make sure to sign and date document before uploading**
Submit VOC (Verification of Compliance)
What is a Permit Service Report (PSR)?
A permit service report is sent to you by email once the work has passed inspection to indicate your permit is now closed. If the work has not passed inspection, at the end of the 365 days the report is sent to notify you of the status.
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Note: Development Permits are required when:
Step 1: Prepare Your Application
Step 2: Submit Your Application
Step 3: Permit Issuance
Step 4: Booking an Inspection
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