When Is an Electrical Operating Permit Required in British Columbia?
Operating PermitsWhen Is an Electrical Operating Permit Required in British Columbia?
Strata corporations and property managers across British Columbia are becoming increasingly aware of a key compliance issue: Electrical Operating Permits. These aren’t new—but with growing electrical demand in buildings and updated enforcement from Technical Safety BC (TSBC), the question of when you need one is more important than ever.
If your building has elevators, EV chargers, or even just complex electrical systems, chances are, you may be required to hold an Electrical Operating Permit (EOP)—even if you’ve never had one before.
In this article, we’ll walk you through when an EOP is required, what qualifies a building, and how to determine if your strata or facility needs to take action.
What Is an Electrical Operating Permit?
An Electrical Operating Permit allows a building owner or operator—like a strata council—to legally perform ongoing electrical maintenance or alterations without needing to apply for separate permits every time.
It is not the same as an installation permit. Instead of covering a single project, it authorizes ongoing regulated work performed under the supervision of a Field Safety Representative (FSR).
The Legal Framework Behind It
Electrical Operating Permits are regulated under:
- The Safety Standards Act
- The Electrical Safety Regulation
- Directives issued by Technical Safety BC
TSBC has made it clear: if a building owns or operates regulated electrical equipment that needs ongoing service or alteration, an operating permit is legally required.
When Is an Electrical Operating Permit Required?
TSBC outlines several criteria that trigger the requirement for an operating permit. If your building meets any of the following conditions, it must hold an EOP.
1. Electrical Service Over 250 kVA
If your building has a main service rated above 250 kilovolt-amperes (kVA), it qualifies for the permit requirement. This typically includes:
- High-rise residential buildings
- Larger commercial or mixed-use stratas
- Complex townhouse developments with central electrical systems
2. Equipment Operating Above 750 Volts
Buildings that operate or maintain high-voltage electrical equipment (above 750V) are legally required to obtain an EOP. This often includes:
- Industrial strata buildings
- Properties with large HVAC systems or transformers
3. Emergency Systems or Fire Protection Equipment
If your building has systems used for life safety, such as:
- Fire alarms
- Emergency lighting
- Backup power generators
…then you’re required to hold an EOP to cover ongoing service and inspections.
4. Electrical Equipment in Hazardous Locations
Strata corporations that own equipment located in hazardous areas (e.g., mechanical rooms, fuel-handling areas, or underground infrastructure) will also need an EOP due to the increased risk and complexity.
5. Ongoing Maintenance and Small Alterations
If your strata:
- Performs routine electrical maintenance
- Regularly services elevators, parkade fans, or heat pumps
- Is replacing or upgrading small electrical components
…then you likely qualify. Even replacing equipment with a “like-for-like” unit may require an EOP if the system is regulated.
Real-World Examples of When an EOP Is Needed
To make this clearer, here are examples of typical scenarios in which an operating permit is required:
| Scenario | Permit Needed? | Why |
|---|---|---|
| Strata hires an electrician annually to service elevators and lighting |  Yes | Ongoing regulated maintenance |
| New EV chargers installed for the first time |  No (Installation Permit instead) | One-time project |
| Strata adds two new heat pumps and replaces an old panel | Likely Yes | Multiple electrical modifications |
| Building maintains a diesel generator for backup power | Yes | Emergency system = regulated |
Who Decides If a Permit Is Required?
Field Safety Representative (FSR)
Your assigned FSR—a licensed electrical professional—is responsible for ensuring all electrical work is done safely and within regulatory limits. If your building has or needs an operating permit, the FSR must be declared on the application.
Technical Safety BC
TSBC provides the final authority on whether a permit is required. Their compliance officers may review your building records or perform an inspection if there’s uncertainty.
Best practice: If you’re unsure, contact TSBC or us to assess whether your strata qualifies.
Why Strata Corporations Are Being Targeted Now
Many stratas have gone years without holding an EOP—especially smaller ones. But with the introduction of EV charging, electrical planning reports, and increased enforcement, TSBC is working to ensure all regulated properties are properly permitted.
Buildings without an EOP risk:
- Being non-compliant with provincial safety laws
- Voiding insurance coverage in the event of a failure
- Facing fines or shutdowns during inspections
- Having incomplete documentation on Form B certificates
How to Apply for an Operating Permit
Getting started is easier than you might think.
Steps to Apply:
- Hire or assign an FSR
- Gather system info: electrical service size, equipment list, and maintenance schedule
- Apply online at Technical Safety BC
- Pay the annual fee (based on building service size and permit class)
- Keep a permit logbook of all regulated work
- Submit an annual declaration to remain in good standing
Summary
If your strata building has substantial electrical systems, fire safety equipment, or performs regular maintenance, you likely need an Electrical Operating Permit.
This isn’t just about checking a box—it’s about legal compliance, building safety, and transparent strata management. Operating permits reduce liability, prevent code violations, and help keep your systems running smoothly year-round.
Start by assessing your systems, talking with your electrician or FSR, and getting clear on your obligations. It’s far better to be proactive than reactive when it comes to electrical safety.
Frequently Asked Questions (FAQ)
Is my strata required to have an EOP if we only do occasional repairs?
If your repairs involve regulated equipment or ongoing service (e.g., elevators, fans, fire alarms), yes, you likely need an EOP.
Can we do all work under one installation permit instead?
No. Installation permits are for single projects. Ongoing maintenance and small upgrades require an operating permit.
What happens if we don’t have an EOP but should?
You could face enforcement actions, invalid insurance claims, and even forced shutdowns of equipment by TSBC.
Who holds the permit—the contractor or the strata?
The strata corporation holds the operating permit. However, a licensed FSR must be assigned to oversee the work.
Can a small strata (e.g., 6-unit townhouse) be exempt?
Yes, smaller stratas may not need an EOP if they don’t meet the criteria. But don’t assume—check your service size, emergency systems, and maintenance frequency first.