Answers to the most common questions about building permits in Ontario — from requirements and costs to timelines and what happens if you skip the permit.
A building permit is an official authorization from your local municipality to construct, renovate, alter, or demolish a structure. Under the Ontario Building Code Act, you need a permit for most construction and renovation work, including:
Cosmetic work like painting, flooring, and cabinet replacement generally does not require a permit. When in doubt, call us — we'll tell you exactly what's needed for free.
Review times depend on the municipality and the complexity of the project. Typical timelines:
These are first-review timelines. If the city issues comments or deficiencies, a second review adds additional time — typically 10–20 more business days. Our team responds to comments quickly to minimize delays. Applications that are complete and well-prepared on first submission almost always move faster.
Municipal permit fees are calculated as a rate per $1,000 of construction value, with minimum fees. Approximate residential rates in 2024:
On top of municipal fees, you'll pay for engineering drawings, architectural plans, and consulting services — these vary by project scope. Contact us for a full cost estimate including all fees.
Building without a required permit exposes you to serious consequences under the Ontario Building Code Act:
If you have existing unpermitted work, we can help you obtain a retroactive (as-built) permit to legalize it before it becomes a larger problem.
Yes, in most cases. Under the Ontario Building Code, a building permit is required for a deck that:
Even a freestanding, ground-level deck may require a permit if it exceeds a certain size or is associated with a pool fence. Check with your municipality or contact us — we provide free assessments for deck projects.
Not all projects require a Professional Engineer. Simple permits (e.g., small sheds, uncomplicated decks) may only require architectural drawings. However, a P.Eng stamp is required for:
Having a P.Eng involved from the start — as with our firm — gives the municipality confidence in your application and often speeds up review. Hesam Akbari, P.Eng (Licence #100206778) stamps all eligible documents.
Required documents vary by project type and municipality, but typically include:
Our team prepares all required documents to the exact specifications of your municipality, so nothing is missing on first submission.
Yes, any property owner can apply for a building permit for their own property in Ontario. However, the application must include all required documents that meet the Ontario Building Code and local zoning bylaws. Incomplete or non-compliant applications result in comments from the city, delays, and resubmission cycles.
Hiring a permit consultant ensures your application is complete and correct on first submission, saving you significant time and frustration — especially for complex projects. Most homeowners find the time saved is well worth the cost.
In Ontario, a detached accessory structure (shed, workshop, garden structure) requires a building permit if it exceeds 10 m² (approximately 108 sq ft) in floor area. Many municipalities have slightly different thresholds — some require permits for any structure over 10 m², others for structures over 15 m².
Even below the permit threshold, setback requirements from property lines and easements still apply. We recommend confirming with your municipality before building anything, regardless of size.
Under the Ontario Building Code Act, a building permit expires if:
Municipalities have the authority to revoke expired permits. If your project is delayed, contact the building department or your permit consultant to discuss an extension before the permit lapses. Extensions are generally granted for legitimate delays.
A zoning certificate (or zoning review) confirms that the proposed use or structure complies with the municipality's zoning bylaw — things like setbacks, height limits, lot coverage, and permitted uses. Zoning review happens as part of the permit application process.
A building permit is broader: it confirms compliance with the Ontario Building Code (structural safety, fire protection, accessibility, plumbing, mechanical systems) as well as zoning. You cannot get a building permit without first passing zoning review. In some cases, a Committee of Adjustment variance is needed before a permit can be issued.
Yes, in almost all cases finishing a basement requires a building permit. The permit covers:
If you're creating a secondary suite (basement apartment), additional requirements apply including separate HVAC and fire separation. We handle all aspects of basement finishing permits.
You can attempt to sell a home with unpermitted work, but it creates significant complications. Under Ontario real estate law, you are obligated to disclose material defects including unpermitted renovations. Buyers' lawyers routinely conduct permit searches, and lenders sometimes require permits to be in place before advancing funds.
Unpermitted work frequently: delays or kills sales, reduces the sale price, creates lender problems, and results in post-closing disputes. The best approach is to legalize unpermitted work through a retroactive permit before listing. Contact us — we handle these situations regularly.
Required inspections vary by project type and municipality, but typically for a residential addition include:
The municipality sets the inspection requirements for your specific permit. We provide you with a clear schedule and help coordinate inspections so your project doesn't stall waiting for sign-offs.
A site plan is a scaled drawing showing your property from above. It typically shows: the property boundaries, existing structures, the proposed new construction, setbacks from property lines, driveways, and sometimes grading. Almost all permit applications require a site plan. Our team prepares these as part of your permit drawing package.
Yes. In Ontario, a building permit is required for:
Pool permits also require a compliant barrier (fence) around the pool. Ontario regulations require a fence at least 1.2 metres high with a self-closing, self-latching gate. Many homeowners are surprised by the fencing requirements — we ensure everything is covered in your application.
As-built drawings (also called "as-constructed" drawings) depict a structure as it was actually built, rather than how it was originally designed. They're required when:
Our architectural technologist can measure and document existing structures to produce accurate as-built drawings for these situations.
Every municipality has a zoning bylaw that specifies minimum setbacks — the required distances between a structure and property lines, streets, and other features. Common residential setbacks include 1.2–2.0 m from side lot lines, 7.5–10.5 m from the front property line, and 7.5 m from the rear lot line, though these vary significantly by zoning classification and municipality.
If your proposed project doesn't comply with setback requirements, you may need a minor variance from the Committee of Adjustment — a process that takes 2–3 months. We conduct a zoning analysis before preparing your drawings to identify and address these issues early.
A minor variance is approval from the Committee of Adjustment to build something that doesn't fully comply with the zoning bylaw — for example, a deck slightly closer to the property line than the bylaw permits. The four tests for a minor variance are that it must be minor in nature, desirable for the appropriate use of the property, consistent with the general intent and purpose of the Official Plan, and consistent with the zoning bylaw's intent.
The Committee of Adjustment hearing process typically takes 6–12 weeks. We can prepare and submit your variance application as part of our permit services.
Yes. Removing a load-bearing wall requires a building permit because it involves a structural change. The permit drawings must show how the loads are being redirected — typically through a new beam, column, and/or foundation support. This work must be designed and stamped by a Professional Engineer.
Non-load-bearing interior wall removal also requires a permit in most municipalities if it changes the layout, though some smaller jurisdictions have different rules. We recommend always checking before removing any interior walls.
Heritage conservation districts exist in many GTA neighbourhoods — parts of Toronto (like Cabbagetown, Roncesvalles, and Markham Village), parts of Markham's Old Village, and other historic areas. If your property is in a heritage district, additional approvals from the municipality's Heritage Preservation Services are required before a building permit can be issued. These approvals can add several months to the timeline.
We check heritage status as part of every project review. If your property is heritage-listed or in a conservation district, we factor this into our timeline and document preparation from the start.
The Ontario Building Code (OBC) is a provincial regulation that sets minimum standards for the construction, renovation, and demolition of buildings in Ontario. It covers structural design, fire safety, plumbing, HVAC, accessibility, and energy efficiency. All building permit applications must demonstrate compliance with the OBC. The current edition is the 2012 OBC (as amended). Our team stays current with all OBC requirements and amendments.
Our team provides free project assessments. Tell us what you're planning and we'll explain exactly what permits are required.
Request a free quote and let our licensed team handle your building permit from start to finish.
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