Selling an Owner-Built Home in BC
North Vancouver & West Vancouver Seller’s Guide (2025)
If you built your own home under an Owner Builder Authorization in BC, selling it isn’t quite the same as selling a typical property.
Owner-built homes are less common — they’re the exception, not the rule — and they come with special restrictions, disclosure requirements, and long-term liability that you’ll need to navigate before putting your home on the market.
On the North Shore, where new homes can attract strong interest, knowing these rules can help you avoid delays and costly mistakes.
Disclaimer: This article is for general information only and is not legal advice. Always consult your REALTOR®, lawyer, and BC Housing before making selling decisions.
The One-Year Occupancy Rule
If you received an occupancy permit for your owner-built home, you must live in it for at least one year before you can:
- Offer it for sale
- Sell it
- Rent it out
In areas without occupancy permits, the one-year period starts from the date the home was first occupied.
Selling Within 10 Years — Disclosure Requirements
If you sell your home within 10 years of occupancy, you must give any prospective buyer an Owner Builder Disclosure Notice before entering into a purchase agreement.
This notice includes:
- Confirmation the home was built under an Owner Builder Authorization
- The date the 10-year period began
- Whether voluntary home warranty insurance is in place
BC Housing will not issue the notice until they have verified that you met the one-year occupancy requirement.
Property Disclosure Statement (PDS)
The standard PDS in BC includes a specific question:
Were these Premises constructed by an “owner builder” as defined in the Homeowner Protection Act, within the last ten years?
(If Yes, attach the required Owner Builder Disclosure Notice.)
This means you’ll need to be prepared to answer truthfully and provide the proper documentation before listing.
Owner Builder Liability
If you sell within 10 years of occupancy, you remain personally liable for certain defects — even after you’ve moved out.
The statutory protection periods are:
- 2 years – materials and labour
- 5 years – building envelope defects
- 10 years – structural defects
These obligations are similar to those of a licensed residential builder under the Homeowner Protection Act, but with one key difference:
- There is no third-party warranty provider unless you purchased voluntary coverage.
- You’ll deal with any defect claims directly with the buyer. If disputes arise, litigation may be the only remedy.
Selling Before One Year — Hardship Requests
In rare cases, BC Housing may grant permission to sell within the first year due to undue hardship (e.g., serious health issues, financial distress).
To apply, you must:
- Complete the Permission to Sell Application Form
- Include the $100 processing fee
- Provide supporting documentation (such as a completed Mortgage Confirmation Certificate for financial hardship)
Approvals are not automatic and may include conditions.
Steps to Selling an Owner-Built Home
- Confirm your occupancy date to see if the one-year rule applies.
- Request your Owner Builder Disclosure Notice from BC Housing.
- Answer the PDS owner-builder question and attach the required notice if applicable.
- Decide on marketing strategy — your REALTOR® should understand how to position an owner-built property.
- Be prepared for buyer questions about construction quality, warranty coverage, and your role in the build.
- Consider voluntary home warranty insurance if you want to make the property more appealing to buyers.
North Vancouver & West Vancouver Market Insight
In high-demand neighbourhoods like Edgemont Village, Dundarave, and Ambleside, buyers are often seeking homes with full third-party warranty coverage — but a well-built, owner-constructed home can still be competitive if priced correctly and marketed transparently.
Bottom Line
Selling an owner-built home means following BC Housing’s rules, providing mandatory disclosure, and being prepared for ongoing liability. With the right preparation, you can market your home confidently and attract the right buyers.
Planning to sell an owner-built home in North or West Vancouver? Our experienced North Shore real estate team can guide you through the requirements and help you achieve the best result.