Building permits for a house in Ontario
What needs one, what the municipality needs to see, and how long it takes.
Updated
Short answer
A new house, an addition and most structural, plumbing and heating work need a building permit. Once an application for a house is complete, the Building Code gives the municipality 10 business days to issue the permit or refuse it in writing, and the work is inspected at stages the Code sets.
What needs a permit
| Work | Building permit |
|---|---|
| A new house | Yes |
| An addition of any size | Yes |
| Removing or altering a load-bearing wall, beam or column | Yes |
| New or enlarged window and door openings | Yes |
| New or relocated plumbing | Yes |
| New heating and ventilation systems | Yes |
| Underpinning or lowering a basement | Yes |
| Taking down a building | A demolition permit |
| Painting, flooring and trim | Generally not |
| Cabinets and countertops | Generally not |
| Replacing fixtures in the same location | Generally not |
The municipal building department has the final say on what needs a permit.
What a complete application includes
- Application form
- Signed by the owner or by an agent the owner authorizes.
- Drawings
- Site plan, floor plans, elevations, sections and details, to scale.
- Qualified designer
- An architect, a professional engineer, or a designer qualified and registered with the Province. An owner may prepare drawings for their own house.
- Engineering
- Structural design where the house goes beyond what Part 9 of the Building Code covers, and the heating and ventilation design.
- Energy efficiency
- How the house meets the energy requirements of the Building Code.
- Applicable law
- Every approval the permit depends on: zoning, a variance, a conservation authority permit or heritage approval.
- Fees
- Permit fees, and development charges where they apply.
The review period
- When the clock starts
- The day after the application is complete.
- Time allowed for a house
- 10 business days to issue the permit or refuse it, with the reasons in writing.
- Other buildings
- 15 business days for a small building, 20 for a large building and 30 for a complex building.
- After comments
- Once the examiner issues comments, the time frame no longer applies.
Inspections during construction
The Building Code lists the stages at which the builder must notify the municipality so the work can be inspected. On a house, the main ones are these.
- Footings
- Before concrete is placed.
- Foundation
- Before the excavation is backfilled.
- Framing
- When the structural frame is complete.
- Plumbing and heating rough-ins
- Before they are covered.
- Insulation and vapour barrier
- Before drywall.
- Occupancy
- Before anyone moves in.
Questions
Who applies for the building permit?
The owner, or an agent the owner authorizes, such as the builder or the designer. On our projects we prepare and file the application and book the inspections.
How long is a building permit good for?
A permit does not simply expire, but under the Building Code Act the chief building official may revoke it after giving notice if construction has not seriously started within six months of issue, or has been substantially suspended for more than a year.
What happens if work is done without a permit?
The municipality can order the work stopped, and work that was covered before it was inspected can be ordered uncovered. Open permits and orders also come up when a house is sold.
Sources
- Building Code Act, 1992, S.O. 1992, c. 23, section 8 (permits)
- City of Toronto, Toronto Building: legislated time frames for permit review
- City of Belleville, Check review periods (Ontario Building Code, Division C, Table 1.3.1.3)
- Norfolk County, Permit review process
- Ontario Building Code, Division C, 1.3.5.1 (prescribed notices for inspection)
Checked against these sources on . This page is general information about building in Ontario. It is not legal advice, and the rules change, so confirm the current requirement for your project.
Have a lot, a house or a set of drawings? That’s where we start.
Tell us where the property is and what you’d like to build, and we’ll tell you what we need to see next.