Toronto Building

Homeowner’s Guide
to Building Permits
Making our city’s buildings safe, healthy, accessible, and
sustainable

toronto.ca/building
 Toronto Building Homeowner’s Guide to Building Permits
Safe, healthy, accessible, and sustainable
buildings are critical to making Toronto a great
place to live. Contents

Permits for construction, along with inspections Why are building permits necessary?............................. 4
from City of Toronto inspectors, assist in When is a building permit required?................................ 8
upholding the standards that make our buildings
among the safest and healthiest in the world. How do I get a building permit?...................................... 12
This guide provides a general outline of the How do I make an application?....................................... 28 3

building permit process and will help first time How do I book an inspection?........................................ 40
applicants complete their projects. It summarizes
many of the applicable regulations but it does
not and is not meant to provide an exhaustive
accounting of all potential requirements. Each
application and situation is reviewed and
evaluated on its own particular facts.

If you have questions specific to your project call

416-397-5330 or visit one of Toronto Building’s
Customer Service Counters.
Why are building Building permits help protect you, your
home, and the interests of your community
by making sure the project is structurally

permits necessary?
sound and follows the Ontario Building Code,
municipal zoning and other applicable laws.

Whether you are building a new home or

renovating an existing one, you want to make
sure the result is safe and legal for you and
any future occupants. 5

Our buildings are getting safer! Due to continuously improving Building Code
standards, fire education, and other prevention measures, the number of fires
in Ontario resulting in an injury, fatality or dollar loss fell by 35 percent between
2003 and 2013 (Source: Office of the Ontario Fire Marshal and Emergency
Management)
The Ontario Building Code regulates many aspects of
construction
The Ontario Building Code is enforced by local municipalities. In this case, the
City of Toronto. Some examples of what the Ontario Building Code regulates are: This drawing of a stairway
illustrates in greater detail
1. Life safety systems some of the safety and
2. Insulation requirements construction requirements
3. Plumbing and mechanical systems regulated by the Ontario
4. Fire separation requirements Building Code:
5. Requirements that apply when the use of a building changes (e.g. from
residential to office) • How the railing is
joined together
• The spaces in the
railing
• The height and depth 7
of each stair
• The width of stair
components
• How the stair is joined
together
• How the railing is
supported
• The height of the railing
• How the stair is
attached to the ground
When is a building Most construction projects require the property owner to
apply for and obtain a building permit.

permit required? Specifically, a permit is required when you are:

1. Building a new structure that is larger than ten metres

squared (108 square feet).

2. Building any addition to an existing structure.

9
3. Renovating, including alterations that affect your
building’s compliance with building regulations (known
as Material Alteration*).

4. Demolishing all, or part of, a building.

5. Installing new, or altering existing, mechanical or

plumbing systems.

*Material Alteration refers to alterations that will affect your project’s

compliance with building regulations. For example, if a project involves
alterations to the structural design of the building; mechanical, electrical,
plumbing services; fire separations; and existing fire protection systems; and/or
a change to the use of a building.
Work that requires a building permit:
Generally, all of the following work requires a building permit
before beginning construction:

• Carport/attached garage
• Interior renovations including:
• basement finishes
• accessory apartments or the addition of a second
suite
• new or altered plumbing or mechanical system
• Window/door (if a new opening is created or existing
opening is enlarged)
• Drain repair
• Green roof
• Chimney/fireplace (other than direct vent gas fireplace)
• Recladding with brick or stone veneer 11
• An addition
• Backwater valve installation
• Exterior basement stairwell or entrance
• Pool fence enclosure
• Deck/porch/balcony (if the deck is more than 60
centimetres (24 inches) above the ground)
• Accessory structure (if greater than ten square metres, such
as a garage)

Examples of when a permit is not required can be found online

at www.toronto.ca/building-permit-required

Please note, even if you do not require a building permit,

compliance with the Zoning Bylaw is required.
How do I get a Every project is unique and your building
permit process is determined by the scope
of your project. Generally, the permitting

building permit?
process has five steps:

Determining if your project complies with zoning

and applicable laws.

Drafting your own plans or hiring a qualified

designer to prepare your application and 13
drawings.

Applying for a building permit application to the

City of Toronto and obtaining a permit.

Starting construction and calling for your

inspections.

Closing your permit by calling for your final

inspection.
Getting your permit The preliminary zoning review is not mandatory, but getting a preliminary zoning
review means that when you are ready to apply for your building permit, it can
Determining whether your project complies with be processed faster.
zoning Toronto Building offers two types of preliminary zoning reviews for residential
projects: a Zoning Certificate Review and a Preliminary Project Review. The
Every property and every project is unique. Before beginning your project, you
highlights and benefits of each are outlined online at toronto.ca/apply-zoning.
must know whether the work you plan on doing will comply with the Zoning
Bylaw.

Research your property. To determine building size limits, setbacks, parking,

and other zoning requirements, view the City of Toronto’s harmonized Zoning
Bylaw online at toronto.ca/zoning.

You will also need to research the former Zoning Bylaws that are still in effect.
You can view these bylaws by visiting one of Toronto Building’s Customer 15
Service counters. Customer Service counters are open Monday to Friday from
8:30 a.m. to 4:30 p.m. Upon arrival, visitors sign in to secure their place in line.
Visitors should sign in before 3:30 p.m. to ensure service.

Toronto Building Customer Service Locations

Toronto City Hall North York Civic Etobicoke Scarborough
100 Queen Street Centre 2 Civic Centre Civic Centre
West 5100 Yonge Street Court, 1st Floor 150 Borough
Find more illustrations, such as the one above, that show you the basics of the
Ground Floor Ground Floor Drive 3rd Floor
Zoning Bylaw at toronto.ca/zoning.
Apply for a preliminary zoning review. The City of Toronto offers a service
Request building records. If someone has done work on your property, you
called preliminary zoning review, in order for you to determine whether your
may be able find copies of the site plans, surveys, drain plans, and building
project complies with the zoning requirements for your property before applying
plans in our records. Learn how to access those records by applying for a
for a building permit.
routine disclosure at toronto.ca/building-records.
Getting your permit When doing any work, you need to For any property listed on the
consider the impact on trees. Toronto Heritage Register, you
Other municipal approvals must get Heritage Approval before
starting work.

Street construction permit information Tree Permit Heritage Permit

Streets are public property and the City needs to ensure that they are protected.

17

If you plan to undertake any landscaping work within the public right of way A permit is required if you plan When a Heritage Permit is required,
(the area beyond your property line), you need a Landscaping Permit prior to on removing or may damage any the review occurs in parallel to the
starting work. If you plan to store construction materials or containers on the trees on your property. The City building permit review process.
street, you need a Street Occupation Permit. of Toronto’s Tree Protection To determine if your property is
Policy and Specifications for a listed or designated property,
The City of Toronto also requires homeowners to provide a security deposit, Construction Near Trees are online search the City of Toronto’s Heritage
generally known as a Municipal Road Damage Deposit in case any work at: toronto.ca/trees. Register at http://app.toronto.ca/
damages the sidewalk. HeritagePreservation/.

Contact Transportation Services

Etobicoke York (416) 394-8418 | North York (416) 395-6303 |
Parks, Forestry and Recreation
Etobicoke York (416-338-6596) | North York
Heritage Preservation Services
416-392-1975
Toronto and East York (416) 392-7877 | Scarborough (416) 396-7505 (416) 395-6670 |Toronto and East York (416) heritagepreservation@toronto.ca
392-7391 | Scarborough (416) 396-5131
Getting your permit
TYPICAL PROCESS:
Toronto and Region Conservation Authority (TRCA) TRCA receives permit application,
including appropriate studies and
supporting documentation.
If you live close to a stream, river, valley, or watercourse of any kind, a wetland
or on the waterfront, you may need approval from the TRCA before proceeding
with any work. TRCA conducts site visit (if required)
and reviews permit application regarding:
The TRCA regulates and may prohibit work from taking place within valley and • Development affecting the control of
flooding, erosion, dynamic beaches,
stream corridors, wetlands and associated areas of the Lake Ontario waterfront. pollution or conservation of land.
• Interference and/or alterations to
If the proposed work is located within a regulated area, the owner must apply for wetlands, shorelines and watercourses.
a Development, Interference with Wetlands and Alterations to Shorelines
and Watercourses permit from the TRCA.
Application revised and resubmitted (if required). 19

Are you in a TRCA-regulated area? TRCA confirms all issues Coordination with
and concerns have been other agencies
addressed. (e.g. DFO)
You can use the regulation area search tool to
find out by visiting http://trca.on.ca/planning- Recommendation of approval forwarded
services-permits/regulation-area-search.dot to TRCA’s Executive Committee.*

Executive Committee approves permit.

TRCA Planning and Development Inquiries
Planning and Development
Phone: 416-661-6600 Extension 5271 or 5221 TRCA issues permit.
Fax: 416-661-6898
Email: planning&permits@trca.on.ca *Recommendation of refusal forwarded to Hearing Board
Getting your permit

The Committee of Adjustment Committee of Adjustment Apply for a Preliminary

Process Zoning Review
Your project may not comply with local zoning
bylaws, but you have options. When making an application
for a minor variance to the Submit a Minor
You can make adjustments to your plan to Committee of Adjustment, Variance Application
there are four tests that you
comply with the bylaws, or you can apply for
must answer to. These tests
relief from the zoning requirements from the have been established in the Notice of Public
Committee of Adjustment. This relief is known Planning Act and have been 30 Days
Hearing 21
as a minor variance. tested in the courts.

The Committee of Adjustment is an administrative tribunal responsible for The four tests are:
making decisions on minor variances from the Zoning Bylaw independent from
Public Hearing
City Council. The Minor Variance process involves a public hearing. 1. Is the variance minor?
2. Is it appropriate for
The Committee of Adjustment for the City of Toronto is divided into four panels development of the site?
that serve each of the four Districts. The members of each panel are citizens 3. Is the variance within the
appointed by Toronto City Council. intent of the Official Plan? Decision
4. Is the variance within
The process for applying for a minor variance is shown on the opposite page. A the intent of the Zoning
key step in the process is a public hearing. Hearings are held regularly in each of Bylaw?
the four districts.
Decision Final Appeal to the OMB
The meeting schedules are online at toronto.ca/planning/comm_adj.htm.
Getting your permit

Drafting your plans Hiring an Architect or Engineer. Architects are qualified and registered by
the Ontario Association of Architects (OAA) and Engineers are qualified by the
When submitting drawings to the City, it is important that they are complete and Professional Engineers Ontario (PEO). Architects and Engineers are not required
of high quality. Sketches are not acceptable drawings. A plan examiner can only to be registered or qualified with the Province of Ontario’s Ministry of Municipal
approve a project when all of the information is on the drawings. Affairs.

Hiring a Designer. The Ontario Building Code requires that designers preparing Doing it yourself. If you have a good working knowledge of house construction
plans are qualified and registered by the Ministry of Municipal Affairs. You can and the Ontario Building Code, you may design a residential project intended for
confirm your designer’s qualifications by accessing the QuARTS Public Search your own use. In some cases, such as if you plan on lowering a basement floor
Registry at https://www.iaccess.gov.on.ca/BCINSearchWeb/search.html. (underpin existing foundation walls), you may be required to hire an Engineer to
prepare the drawings for you.
23
The Ontario Building Code requires designers to provide information about
their qualifications, (as required under the Ontario Building Code certification
process), design responsibility, as well as their Building Code Identification
Number (BCIN) on every document submitted for a building permit.

This template or
something similar should
be incorporated onto the
drawings, preferably in the
title block.
Getting your permit Sample property survey

Obtaining a property survey and preparing your lot

grading plan
In addition to the drawings that show how the project will be built, you will
need to provide drawings that show where the project will be built. There are
three key documents that show plan examiners how your project affects your
neighbours, your neighbourhood, and property.

A property survey is a formal legal document prepared and sealed by a

registered Ontario Land Surveyor that describes your property. It is used to
establish the accurate dimensions of your lot, as well as the location of your
building on that lot. It is not the same as a lot grading plan or site plan, so 25
make sure you do not confuse them.

If you require a new property survey, contact a private land surveying company
which can provide you with this service. Land surveying companies can
be found in the Yellow Pages under “Surveyors – Land,” or by visiting the
Association of Ontario Land Surveyors (www.aols.org).

A site plan shows where the proposed work will be built on a site. A site plan is A lot grading plan must be prepared by a lot grading consultant. A lot grading
not sealed by a surveyor and is required in addition to a property survey. consultant can be any of the following:
• an Ontario Land Surveyor;
A lot grading plan, like a property survey, provides information on the lot such • a Civil Engineer registered in Ontario;
as dimensions of the lot lines, the location of any existing and/or proposed • an Architect registered in Ontario;
buildings, but also shows proposed changes to the elevations on the property. A • a registered Landscape Architect;
grading plan is required if you are building a new house. • or, a member of A.A.T.O or O.A.C.E.T.T.
Getting your permit HVAC design
A Heating/Ventilation and Air Conditioning (HVAC) design is required for all
new mechanical systems serving each dwelling unit. Some additions may also
require a completed HVAC design.
Other drawings that may be required.
Roof plan
Existing and new roof and ceiling framing must be indicated on the plans. If
For a complete list of required documentation engineered roof trusses are going to be used then the truss layout and designs
and general information required for your project, are required to be submitted with the building permit. Also, any hip or girder
visit toronto.ca/building-application-guides or call trusses must be noted on the floor plans.
Toronto Building at 416-397-5330.

Cross section 27
A cross section is a cut-away view of the building from the footings to the roof.
The cross section is required to show the building materials and how they relate
to each other.

Elevations
Elevations show all exterior views of a building. Elevation drawings may be
required for any project that would alter the exterior of your house.

Floor plans
Floor plans are required for each floor level that is affected by the proposed
work. For additions to existing buildings, floor plans of all or part of the existing
building may be required.
How do I make 1
You can submit your application two ways:

By email* to bldapplications@toronto.ca, or

an application? 2 In-person at Toronto Building customer

service counters Monday to Friday, 8:30 a.m.
to 4:30 p.m. You must sign in by 3:30 pm.

To begin processing your application, you

must include all of the required forms, 29
drawings and, if required, site plans and
grading plans.

Filling out an application might seem simple, but often there are additional types
of information and approvals that you have to provide with the permit application
form for your application to be considered as complete.

A full list of Application Guides for different types of building permits can be
found online at toronto.ca/building-guides.

*Most residential permit applications may be submitted by email. For a full list
of projects eligible for email submission, visit toronto.ca/apply-building.
Getting your permit Plans for decks and verandas must show the
following:

• Details of footings, including footing size, spacing,

Example: An application for a deck, veranda, or porch depth, height above grade and frost protection
details.
The following forms must be submitted • Sizes and locations of all columns; sizes, locations
as part of your plans. Forms can be and spans of all beams.
downloaded online at: toronto.ca/building- • Stair construction details, including height and
forms. depth of stair treads and headroom above stairs.
• Guard construction details, including information
1. Application for a Permit to Construct about openings and the location of the guards with
or Demolish: Used to capture project respect to stairways, landings, and edges of the
information to begin processing the proposed platform.
permit application. 31
 A site plan must show the following:
2. Schedule 1: Designer Information -
Used to identify who is responsible for • Property lines, lot area, rights-of-way or
the design of the project.* easements (referenced to a current survey).
• Location of existing/proposed buildings with
3. Tree Declaration - Used by Parks, overall dimensions including setback dimensions
Forestry, and Recreation to determine if to property lines and adjacent buildings.
a protected tree will be affected by the • Summary of permitted and proposed zoning
project. provisions to include lot area, building area (GFA),
coverage, and grade elevations to confirm height.
*Schedule 1 is not required to be completed by a holder of a • Dimensions of parking areas, driveways, hard &
license, temporary licence, or a certificate of practice, issued
by the Ontario Association of Architects. Schedule 1 is also not soft landscape treatments, accessory structures
required to be completed by a holder of a license to practise, a (sheds, decks, detached garages, etc).
limited licence to practise, or a certificate of authorisation, issued
by the Association of Professional Engineers of Ontario
Getting your permit

Example: Documents required for a complete application

for a new house
Forms
• Application for a Permit to Construct or Demolish
• Schedule 1: Designer Information
• Municipal Road Damage Deposit
• Energy Efficiency Design Summary - Part 9 Residential
• Tree Declaration
• Lot Grading Criteria for Infill Housing Letter of Undertaking
• Plumbing Data Sheet 33

Drawings
• Site Plan
• Property Survey
• Lot Grading Plan
• Floor Plans
• Roof Plans
• Truss Drawings and Floor Joist Plan
• Elevations
• Sections
• Construction Details and Notes
Getting your permit

Residential FASTRACK The different types of building permits

Fastrack is an enhanced Building Permit Building Permits are issued for different things, so you may have only one
service that aims to either issue a building project, but multiple building permits.
permit or a notice outlining all the items that For example, the City of Toronto issues the following types of permits, three of
are not in compliance with the Building Code which are pictured below, for houses. The three letters on the permit placard
or Zoning Bylaws within five business days. indicate the permit type, while the final two letters indicate the type of work.

The following projects qualify for the Residential FASTRACK service: • Building Permit (BLD) for a Small Residential Project (SR)
• additions with a total floor area up to 100 square metres • Plumbing Permit (PLB) for Plumbing System (PS)
• minor interior alterations • Heating and Ventilation Permit (HVA) for a Mechanical System (MS)
• second suite to a residential dwelling 35
• converting two or three dwelling units into a single dwelling unit
• decks, verandas, porches and canopies
• garages and carports
• accessory structures (such as gazebos and storage sheds)
• basement entrances, underpinning
• pool fence enclosures
• fire damage repairs
• plumbing permits for residential dwellings
• HVAC for Residential FASTRACK permits after issuance of related building
permits
• revisions to Residential FASTRACK Permits

An Application Examiner can inform you if your project is eligible for Residential
FASTRACK when you make your application.
Getting your permit

Building Permit Fees Refunds

The fees for your proposal will vary with the type of work you are doing. A list of
If you change your mind and no longer want to continue with your project,
all of the fees can be found at toronto.ca/building-fees.
you are able to request a refund, except if the fees charged are less than the
minimum fee. The refund will be calculated as follows:
The following is a partial list of how some of the fees are calculated:

• For a new house, your fees will be based on the total floor area of the house,
75% if the application is cancelled prior to review.

in dollars ($) per square metre. This fee includes any proposed decks,
fireplaces, or porches.
50% if the application is cancelled prior to permit issuance.

• For an addition to an existing house, your fees will be charged based on the
floor area of the proposed work, in dollars ($) per square metre.
40% if a permit has been issued and the project has been cancelled,
minus the minimum fee for each field inspection performed up to the 37
• For a new deck, fireplace, or detached garage, you will be charged a flat fee, cancellation date.
regardless of the size of the deck, fireplace, or garage you are building.
• For a finished basement, you will be charged based on the floor area of the
proposed work, in dollars ($) per square metre.

No permit will be issued until all fees are paid.

To pay your fees from home, call the Toronto

Building Fee Payment Line, at (416) 397-5222.
Getting your permit
You can follow the progress of a permit through the plan review and
inspection stage by checking the permit status at
Plan Review Process http://www.toronto.ca/building-permit-status

Once you submit your application, Toronto Building’s Plan Examiners will need
some time to review it for compliance. Once your permit is reviewed, there are two possible
outcomes:
Zoning Review Building Code Review
1. Your permit is issued!
Everything is in order and you may begin
building in accordance with the approved
plans! 39

2. Your application does not satisfy

The Zoning Examiner will The Building Code Examiner certain requirements
review your proposal in order to will then review your plans in
determine compliance with the order to determine compliance If compliance is a problem, you will be issued
Zoning Bylaw and municipal and with all of the requirements of a notice documenting why your project does
provincial building regulations the Ontario Building Code. not comply. You will have to submit further
(which are known as Applicable information or a revision of your application if
Law). you want it to continue.
How do I book The Ontario Building Code requires that a
person who is issued a building permit notify
the City when they reach each mandatory

an inspection?
stage for inspection.

The Toronto Building Division conducts inspections of new construction and 41

renovations.

We work with you and your builder to ensure that your project meets health and
safety standards and matches your approved building permit plans.

Depending on the nature of your project, inspectors will likely visit your site
several times.
Inspections

Tips to follow during construction When to call for an inspection

It is important for you to keep nearby residents informed of your building plans
at all times. You can call Toronto Building TelePermit seven
days a week at any time to request, cancel or
Your construction site must be kept safe for both neighbours and workers. reschedule an inspection.
• Call before you dig (1-800-400-2255 or visit www.on1call.com). Contact
your local utilities to locate underground services before you start digging. Toronto Building TelePermit Inspection Booking Number
• Protect your neighbours' property, trees and plants. Make sure
construction operations and trucks are kept away from your neighbours' Toronto and North York Etobicoke York Scarborough
landscaping. Put protective boarding or fences around trees and shrubs. East York District District District 43
• Enclose your construction site with protective fencing to restrict access
District 416-395-7541 416-394-8055 416-396-7322
(required by the Toronto Municipal Code).
• Place portable toilets well away from your neighbours' homes and out of 416-338-0700
sight.
• Do not litter your neighbours' property with garbage bins or debris. When will the inspector arrive?
• Respect your neighbours' parking needs. Do not park any construction
vehicles on your front lawn or block neighbours' driveways. A minimum of 48 hours’ notice is required when booking an inspection for your
• Do not burn construction waste. site. Inspections are held from Monday to Friday during normal business hours.
• Do not leave any potentially dangerous building materials, equipment or
vehicles on the site unattended. When conducting mandatory inspections, building inspectors must be able to
• Insist that your workers wear and use proper safety equipment, such as see the part of work under inspection. Any building elements covered before
approved hard hats and protective work boots. the required mandatory inspection has been made may need to be uncovered
for inspection and passed before the completion of your project.
Inspections

Required Inspections for Building, Plumbing,

and Mechanical Permits Required Plumbing When to Call for Inspection
Below is a list of inspections typically required. Additional inspections may also Inspection
be required depending on the scope of work. Please consult with your inspector Drains at completion of underground rough-in, prior to
for further information. covering (ball test required)
Required Building Rough-in, drainage at completion of drainage systems and venting
When to Call for Inspection and venting systems systems, prior to covering (leak test required)
Inspections
Footings at completion of formwork and prior to pouring Rough-in, water at completion of water distribution system, prior to
concrete distribution system covering (leak test required)
Foundations* at completion of footings and foundations and prior Final at completion of installation of all required fixtures
to backfill 45
Structural Framing* at completion and prior to insulating Required HVAC** When to Call for Inspection
Insulation and vapour at completion and prior to drywall Inspection
barrier Rough-in HVAC/air at completion of ductwork and piping for heating and
Fire Separation at completion of all required fire separations and extraction air-conditioning systems, prior to covering
closures and prior to drywall Final at completion of all heating and air-conditioning
Occupancy prior to occupancy, only applicable to new houses systems
Final interior at completion of all interior construction associated ** Heating, Ventilation and Air Conditioning
with the issued permit
Final exterior at completion of all exterior construction associated
with the issued permit
*Construction may be done in phases. Such projects may require additional
inspections.
Closing your permit

Good work!
Following your final inspection, confirm your
permit has been closed by calling the Toronto By reading and following the information in
Building TelePermit number. this guide and keeping a close relationship
with your local Building Office, you have
managed to:

It is your responsibility as the owner of a property to ensure that all inspections • Prepare your plans
are carried out, including the final inspection, and that your permit is closed
• Submit your application
upon project completion. 47
• Receive a building permit and all other
Your permit is closed when all necessary inspections have been completed approvals
and the work you carried out is safe and meets the requirements of the Building • Build or renovate your home and have it
Code and other applicable law, according to the inspector. inspected
• Keep your neighbours happy and informed

Enjoy your new or renovated home, you

deserve it!