Building Permits
Get the right permit before you start building
Written by Pavel Vysotckii
BCIN-certified building designer & Quantity Surveyor · Updated June 2026
Project Overview
Fixed Milestone Pricing
You approve each stage before it's paid
What is building permits?
A building permit is legal authorization from your municipality to start construction. Ontario Building Code Part 1.3.3 requires permits for new buildings, structural alterations, change of use, additions, demolition, plumbing, and HVAC work. Electrical work needs a separate ESA permit.
The permit process checks that your plans meet code requirements for structural safety, fire safety, insulation, accessibility, and energy efficiency. A plans examiner reviews your drawings before issuing the permit. During construction, you schedule inspections at specific stages — foundation, framing, insulation, rough mechanical, final. The inspector signs off at each stage before you continue.
Permit fees vary by municipality. Toronto charges $10 per $1,000 of construction value (minimum $100). A typical basement renovation permit runs $300-$800. A second-storey addition might be $1,500-$3,000. These fees cover plan review and inspections.
Not everything requires a permit. Cosmetic work like painting, flooring, kitchen cabinets, and countertops is exempt. Like-for-like replacements (same-size water heater, same furnace in same location) usually don't need permits. Most municipalities exempt decks under 24 inches above grade. Check your local bylaws — rules vary.
Working without a required permit is risky. Municipalities can issue stop-work orders, levy fines, or force you to remove non-compliant work. Your insurance may refuse to cover unpermitted work. When you sell, lawyers ask for permits during title search — missing permits can kill a sale or force you to apply retroactively at higher cost.
When you need building permits
- Building an addition or new structure
- Removing or altering a load-bearing wall
- Finishing a basement (new walls, plumbing, electrical)
- Changing the use of a space (garage to living area)
- Installing a new deck over 24 inches above grade
- Replacing windows or doors in a different size or location
- Installing or relocating plumbing fixtures
- Installing or replacing HVAC equipment in a new location
- Building a new foundation or underpinning
- Any structural repair after a fire or flood
The Process
What happens from start to finish
Check zoning compliance
1-2 daysConfirm your project meets zoning bylaws for setbacks, lot coverage, height, and permitted uses. If not, you need a minor variance from Committee of Adjustment (3-4 months in Toronto) or a rezoning application (6-12 months).
Prepare permit drawings
2-6 weeksHire a designer, architect, or drafter to prepare floor plans, elevations, sections, and site plan. Include structural calculations from a P.Eng if removing load-bearing walls or changing foundations. Drawings must show dimensions, materials, insulation values, and code compliance notes.
Submit permit application
1 dayApply online or in person at your municipal building department. Toronto uses IBMS (Integrated Business Management System). Include drawings, structural letters, survey, zoning review if required, and application fee. Incomplete applications are rejected without review.
Plan review
4-8 weeks (Toronto), 2-4 weeks (other municipalities)Plans examiner checks code compliance: structural adequacy, fire separation, egress, ventilation, energy, accessibility. Expect one or two rounds of revisions. Toronto review takes 4-8 weeks for residential. Smaller cities are faster (2-4 weeks).
Permit issued
1 dayPay remaining permit fees and pick up permit. Post the permit card visibly at the job site. Note the permit expiry date — most permits expire in 12 months if work doesn't start, or 24 months if work stops.
Construction and inspections
Varies by project scopeSchedule mandatory inspections: foundation/footing, framing/structure, insulation/vapour barrier, rough plumbing/HVAC, final. Inspector must approve each stage before you proceed. Failed inspections require corrections and re-inspection fees.
Final inspection and occupancy
1-2 weeks after final inspectionInspector confirms all work is complete and code-compliant. Some municipalities issue a completion certificate. Keep this documentation for future sale or insurance claims.
Investment Guide
Permit costs have two parts: municipal fees (based on construction value) and professional fees for drawings and engineering. Total cost to permit a typical project runs $2,000-$7,000.
Minor interior renovation (bathroom, kitchen, no structural)
$300-$800 permit + $1,500-$3,000 drawings
Depends on: Toronto fees higher than smaller municipalities. Add $100-$400 ESA electrical permit.
Basement finishing (new walls, bathroom, bedroom)
$500-$1,200 permit + $2,000-$4,000 drawings + $1,500-$3,000 structural
Depends on: Structural engineer required for any beam sizing or foundation work. Plumbing rough-in inspection adds time.
Second-storey addition
$1,500-$3,000 permit + $5,000-$12,000 drawings + $2,500-$5,000 structural
Depends on: Architect often required (OAA stamp). Structural calculations for new load paths. Site plan and survey required. Zoning review if close to setbacks.
Rear addition or bump-out
$800-$2,000 permit + $3,000-$8,000 drawings + $1,500-$4,000 structural
Depends on: Survey required to confirm setbacks. Foundation drawings. HVAC/plumbing permit for new space conditioning.
Deck (over 24" height)
$200-$500 permit + $500-$1,500 drawings
Depends on: Most municipalities exempt decks under 24". No structural engineer needed for typical deck. Site plan shows setbacks.
What Affects the Price
We handle permits and inspections — book a free walkthrough
Get a ballpark estimate in under 2 minutes.
Permits & Building Code
Ontario Building Code requirements
| Permit / Approval | Authority | Typical Cost |
|---|---|---|
| Building Permit | Municipal building department | $300-$3,000 (Toronto: $10 per $1,000 construction value, min $100) |
| Electrical Permit | ESA (Electrical Safety Authority) | $100-$400 |
| Zoning Review/Variance | Municipal planning department / Committee of Adjustment | $500-$2,000 for minor variance application |
| Heritage Permit | Municipal heritage department | $200-$1,000 |
HVAC permits: Gas work requires TSSA permit in addition to building permit. Licensed gas fitter applies.
Demolition permits: Required in most municipalities for full or partial building demolition. Separate from building permit.
Permit expiry: Most permits expire 12 months after issuance if work hasn't started, or 24 months if work stops mid-project. Extensions available for a fee.
Multiple trades: Coordinate building, electrical, gas permits. Inspections must happen in sequence (can't insulate until framing is inspected).
Fixed Milestone Pricing, Approved by You
Every building permits project runs on fixed milestone pricing. The plan is signed before work starts, and you approve each stage before it's paid.
Plan Signed Before Work Starts
Every milestone and its price is written into the contract up front — no surprise extras.
Review in the Live App
Daily photos, inspection reports, and spend vs budget land in your client app at every phase.
You Approve Each Milestone
A stage is only paid after you review the work and sign off in the app.
Project Center
Building Permits
Milestone Progress
Milestone 3 of 4
Common permit mistakes
- Working without a permit: Municipalities can issue stop-work orders, fine you $500-$5,000 per day, or force demolition of non-compliant work. Your insurance may void coverage for unpermitted work. Retroactive permits cost 2-3× normal fees.
- Starting before permit issued: Plans examiner might require changes after you've already built. Inspectors can red-tag work done before permit issuance and force you to open up walls for inspection.
- Missing inspections: OBC requires inspections at specific stages (foundation, framing, insulation, final). Covering up work before inspection means tearing out drywall later. Inspectors have authority to reject completed work they can't verify.
- Permit expiry: Most permits expire 12 months if work doesn't start, 24 months if work stops. Expired permits require re-application and new fees. Track your permit dates.
- DIY permit applications: Incomplete drawings or missing structural calculations get rejected without review. Most homeowners hire professionals to prepare permit packages — faster and less risk of rejection.
- Ignoring zoning: Building permit doesn't override zoning bylaws. Projects violating setbacks, height, or lot coverage require minor variance approval first. Variance applications take 3-4 months in Toronto.
Trusted by Ontario Homeowners
One licensed crew and a live client app on every building permits project
Licensed
OBC Licensed, Insured & WSIB Covered
Live App
Daily Photos & Inspection Reports
Fixed Price
Milestones You Approve
Common Questions
What needs a building permit in Ontario?
How long does it take to get a building permit?
Can I apply for a permit myself?
What happens if I build without a permit?
How much does a building permit cost?
What's the difference between a building permit and zoning approval?
Can a building permit expire?
How many inspections will I need?
Where we do this work
Based in Toronto, working across the GTA
Ready to start your building permits project?
One crew, one fixed plan, and the live app on every building permits project. Daily photos, inspection reports, milestone pricing you approve — and a written warranty.