Board of Variance
The Board of Variance is an independent review board that can help with zoning relaxations.
Authority and jurisdiction
The Board of Variance is an independent body that considers variances to the Surrey Zoning Bylaw. The Board can grant the following variances in situations where compliance with the Zoning Bylaw would cause a person undue hardship:
- Variance of zoning regulation relating to the size, dimensions on siting of buildings or structures;
- Structural addition of non-conforming buildings and structures;
- Relaxation of certain limited subdivision servicing requirements;
- Determination of the percentage of destruction of a non-conforming building or structure (a matter relevant to whether it can be rebuilt);
- Variance of certain tree protection requirements; and
- An extension of the effective date of a Land Use Contract termination.
Additional information regarding the Board is available in Surrey Board of Variance Establishment Bylaw, 2010, No. 17282 and the BOV Terms of Reference.
2025 meeting schedule
Board of Variance meetings are generally scheduled for the first Tuesday of each month, except in August and December; however, meetings only occur when applications are ready for the Board's consideration. Meetings are held in person. Refer to the agenda for the meeting location.
- View the Board of Variance meeting schedule.
Minutes
Appeal process
Review the BOV appeal application guide for detailed information on the appeal process.
Pre-application
Submit a BOV Inquiry form to BOVInquiry@surrey.ca. The Planning Division conducts a preliminary review to determine whether an appeal is appropriate for the Board to consider. If an appeal to the BOV is recommended, the Planning Division will request that you proceed to the next step, which is to submit a BOV application.
Submitting an application
Submit the following documents to the Board Secretary:
- Notice of Appeal Application Form
- A letter addressed to the Board, explaining the requested variance, why the variance is required/justified, and why there is undue hardship.
- Certificate of title for the property (not older than three months), as well as copies of any covenants, easements, rights-of-ways, building schemes, and design guidelines, that are referenced on the certificate of title.
- Site Plan
- Floor plans and elevations.
A letter of authorization is also required if an agent will be acting on behalf of the owner(s).
Additional documents may be requested as necessary.
Digital submissions are preferred; however, if hardcopies are provided, please ensure all drawings are 8"x11" or 11"x14".
Payment of fees
You will be contacted by the Board Secretary to arrange for payment of the application fee. The 2024 application fee is $522.00 and must be paid by cheque payable to the “City of Surrey”. Please email the Board Secretary to advise when you will be attending City Hall so that staff are available to meet with you.
The application fee cannot be waived and applications are not processed until payment is received.
Application review
The Building Division will conduct a comprehensive review of the application and will work the applicant/agent to resolve any outstanding issues. Any outstanding issues must be resolved before an application can be proceed to the Board. Once the review has been complete, the Planning Division will advise the Board Secretary that the application can proceed to the next available meeting.
Public notification
The Office of the City Clerk will send out notices to the applicant of the appeal, as well as neighbouring property owners and occupants. The agenda will be published on the City's website.
Consideration of the appeal at a board meeting
At the meeting, the applicant will be provided an opportunity to explain the variance requested as well as the undue hardship. The Board will also consider any submissions made by neighbouring property owners (either in person or in writing). The Board will then deliberate and make a decision to approve, deny or defer the appeal at the meeting. The Office of the City Clerk will mail a letter to the applicant to confirm the decision.
Complaining about the process or a Board of Variance decision
A decision made by the Board of Variance is final. However, judicial review of Board decisions is available through the Judicial Review Procedure Act.
Judicial review may occur when it is suspected that the Board exceeds its jurisdiction, breaches the rules of procedural fairness in reaching its decision, or makes an unreasonable decision.
Application process
- Review the Terms of Reference to learn more about the committee.
- Submit a completed application form, along with a cover letter and resume, to clerks@surrey.ca
- Applicants will be notified about the decision in the first quarter of 2026.