Toronto Building Homeowner’s Guide To Building Permits
Toronto BuildingHomeowner’s Guideto Building PermitsMaking our city’s buildings safe, healthy, accessible, andsustainabletoronto.ca/building
Safe, healthy, accessible, and sustainablebuildings are critical to making Toronto a greatplace to live.Toronto Building Homeowner’s Guide to Building PermitsContentsPermits for construction, along with inspectionsfrom City of Toronto inspectors, assist inupholding the standards that make our buildingsamong the safest and healthiest in the world.Why are building permits necessary?.4When is a building permit required?.8How do I get a building permit?.12This guide provides a general outline of thebuilding permit process and will help first timeapplicants complete their projects. It summarizesmany of the applicable regulations but it doesnot and is not meant to provide an exhaustiveaccounting of all potential requirements. Eachapplication and situation is reviewed andevaluated on its own particular facts.How do I make an application?.28How do I book an inspection?.40If you have questions specific to your project call416-397-5330 or visit one of Toronto Building’sCustomer Service Counters.3
Why are buildingpermits necessary?Building permits help protect you, yourhome, and the interests of your communityby making sure the project is structurallysound and follows the Ontario Building Code,municipal zoning and other applicable laws.Whether you are building a new home orrenovating an existing one, you want to makesure the result is safe and legal for you andany future occupants.Our buildings are getting safer! Due to continuously improving Building Codestandards, fire education, and other prevention measures, the number of firesin Ontario resulting in an injury, fatality or dollar loss fell by 35 percent between2003 and 2013 (Source: Office of the Ontario Fire Marshal and EmergencyManagement)5
The Ontario Building Code regulates many aspects ofconstructionThe Ontario Building Code is enforced by local municipalities. In this case, theCity of Toronto. Some examples of what the Ontario Building Code regulates are:1.2.3.4.5.Life safety systemsInsulation requirementsPlumbing and mechanical systemsFire separation requirementsRequirements that apply when the use of a building changes (e.g. fromresidential to office)This drawing of a stairwayillustrates in greater detailsome of the safety andconstruction requirementsregulated by the OntarioBuilding Code: How the railing isjoined togetherThe spaces in therailingThe height and depthof each stairThe width of staircomponentsHow the stair is joinedtogetherHow the railing issupportedThe height of the railingHow the stair isattached to the ground7
When is a buildingpermit required?Most construction projects require the property owner toapply for and obtain a building permit.Specifically, a permit is required when you are:1. Building a new structure that is larger than ten metressquared (108 square feet).2. Building any addition to an existing structure.3. Renovating, including alterations that affect yourbuilding’s compliance with building regulations (knownas Material Alteration*).4. Demolishing all, or part of, a building.5. Installing new, or altering existing, mechanical orplumbing systems.*Material Alteration refers to alterations that will affect your project’scompliance with building regulations. For example, if a project involvesalterations to the structural design of the building; mechanical, electrical,plumbing services; fire separations; and existing fire protection systems; and/ora change to the use of a building.9
Work that requires a building permit:Generally, all of the following work requires a building permitbefore beginning construction: Carport/attached garageInterior renovations including: basement finishes accessory apartments or the addition of a secondsuite new or altered plumbing or mechanical systemWindow/door (if a new opening is created or existingopening is enlarged)Drain repairGreen roofChimney/fireplace (other than direct vent gas fireplace)Recladding with brick or stone veneerAn additionBackwater valve installationExterior basement stairwell or entrancePool fence enclosureDeck/porch/balcony (if the deck is more than 60centimetres (24 inches) above the ground)Accessory structure (if greater than ten square metres, suchas a garage)Examples of when a permit is not required can be found onlineat www.toronto.ca/building-permit-requiredPlease note, even if you do not require a building permit,compliance with the Zoning Bylaw is required.11
How do I get abuilding permit?Every project is unique and your buildingpermit process is determined by the scopeof your project. Generally, the permittingprocess has five steps:Determining if your project complies with zoningand applicable laws.Drafting your own plans or hiring a qualifieddesigner to prepare your application anddrawings.Applying for a building permit application to theCity of Toronto and obtaining a permit.Starting construction and calling for yourinspections.Closing your permit by calling for your finalinspection.13
Getting your permitDetermining whether your project complies withzoningEvery property and every project is unique. Before beginning your project, youmust know whether the work you plan on doing will comply with the ZoningBylaw.The preliminary zoning review is not mandatory, but getting a preliminary zoningreview means that when you are ready to apply for your building permit, it canbe processed faster.Toronto Building offers two types of preliminary zoning reviews for residentialprojects: a Zoning Certificate Review and a Preliminary Project Review. Thehighlights and benefits of each are outlined online at toronto.ca/apply-zoning.Research your property. To determine building size limits, setbacks, parking,and other zoning requirements, view the City of Toronto’s harmonized ZoningBylaw 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 CustomerService counters. Customer Service counters are open Monday to Friday from8:30 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.15Toronto Building Customer Service LocationsToronto City Hall100 Queen StreetWestGround FloorNorth York CivicCentre5100 Yonge StreetGround FloorEtobicoke2 Civic CentreCourt, 1st FloorScarboroughCivic Centre150 BoroughDrive 3rd FloorApply for a preliminary zoning review. The City of Toronto offers a servicecalled preliminary zoning review, in order for you to determine whether yourproject complies with the zoning requirements for your property before applyingfor a building permit.Find more illustrations, such as the one above, that show you the basics of theZoning Bylaw at toronto.ca/zoning.Request building records. If someone has done work on your property, youmay be able find copies of the site plans, surveys, drain plans, and buildingplans in our records. Learn how to access those records by applying for aroutine disclosure at toronto.ca/building-records.
Getting your permitOther municipal approvalsStreet construction permit informationWhen doing any work, you need toconsider the impact on trees.Tree PermitFor any property listed on theToronto Heritage Register, youmust get Heritage Approval beforestarting work.Heritage PermitStreets are public property and the City needs to ensure that they are protected.17If you plan to undertake any landscaping work within the public right of way(the area beyond your property line), you need a Landscaping Permit prior tostarting work. If you plan to store construction materials or containers on thestreet, you need a Street Occupation Permit.The City of Toronto also requires homeowners to provide a security deposit,generally known as a Municipal Road Damage Deposit in case any workdamages the sidewalk.ContactTransportation ServicesEtobicoke York (416) 394-8418 North York (416) 395-6303 Toronto and East York (416) 392-7877 Scarborough (416) 396-7505A permit is required if you planon removing or may damage anytrees on your property. The Cityof Toronto’s Tree ProtectionPolicy and Specifications forConstruction Near Trees are onlineat: toronto.ca/trees.Parks, Forestry and RecreationEtobicoke York (416-338-6596) North York(416) 395-6670 Toronto and East York (416)392-7391 Scarborough (416) 396-5131When a Heritage Permit is required,the review occurs in parallel to thebuilding permit review process.To determine if your property isa listed or designated property,search the City of Toronto’s HeritageRegister at ge Preservation a
Getting your permitToronto and Region Conservation Authority (TRCA)If you live close to a stream, river, valley, or watercourse of any kind, a wetlandor on the waterfront, you may need approval from the TRCA before proceedingwith any work.The TRCA regulates and may prohibit work from taking place within valley andstream corridors, wetlands and associated areas of the Lake Ontario waterfront.If the proposed work is located within a regulated area, the owner must apply fora Development, Interference with Wetlands and Alterations to Shorelinesand Watercourses permit from the TRCA.Are you in a TRCA-regulated area?You can use the regulation area search tool tofind out by visiting ion-area-search.dotTRCA Planning and Development InquiriesPlanning and DevelopmentPhone: 416-661-6600 Extension 5271 or 5221Fax: 416-661-6898Email: planning&permits@trca.on.caTYPICAL PROCESS:TRCA receives permit application,including appropriate studies andsupporting documentation.TRCA conducts site visit (if required)and reviews permit application regarding: Development affecting the control offlooding, erosion, dynamic beaches,pollution or conservation of land. Interference and/or alterations towetlands, shorelines and watercourses.Application revised and resubmitted (if required).TRCA confirms all issuesand concerns have beenaddressed.Coordination withother agencies(e.g. DFO)Recommendation of approval forwardedto TRCA’s Executive Committee.*Executive Committee approves permit.TRCA issues permit.*Recommendation of refusal forwarded to Hearing Board19
Getting your permitThe Committee of AdjustmentYour project may not comply with local zoningbylaws, but you have options.You can make adjustments to your plan tocomply with the bylaws, or you can apply forrelief from the zoning requirements from theCommittee of Adjustment. This relief is knownas a minor variance.The Committee of Adjustment is an administrative tribunal responsible formaking decisions on minor variances from the Zoning Bylaw independent fromCity Council. The Minor Variance process involves a public hearing.The Committee of Adjustment for the City of Toronto is divided into four panelsthat serve each of the four Districts. The members of each panel are citizensappointed by Toronto City Council.The process for applying for a minor variance is shown on the opposite page. Akey step in the process is a public hearing. Hearings are held regularly in each ofthe four districts.Committee of AdjustmentProcessWhen making an applicationfor a minor variance to theCommittee of Adjustment,there are four tests that youmust answer to. These testshave been established in thePlanning Act and have beentested in the courts.Apply for a PreliminaryZoning ReviewSubmit a MinorVariance ApplicationNotice of PublicHearingThe four tests are:1. Is the variance minor?2. Is it appropriate fordevelopment of the site?3. Is the variance within theintent of the Official Plan?4. Is the variance withinthe intent of the ZoningBylaw?Public HearingDecisionDecision FinalThe meeting schedules are online at toronto.ca/planning/comm adj.htm.30 DaysAppeal to the OMB21
Getting your permitDrafting your plansWhen submitting drawings to the City, it is important that they are complete andof high quality. Sketches are not acceptable drawings. A plan examiner can onlyapprove a project when all of the information is on the drawings.Hiring a Designer. The Ontario Building Code requires that designers preparingplans are qualified and registered by the Ministry of Municipal Affairs. You canconfirm your designer’s qualifications by accessing the QuARTS Public SearchRegistry at .html.The Ontario Building Code requires designers to provide information abouttheir qualifications, (as required under the Ontario Building Code certificationprocess), design responsibility, as well as their Building Code IdentificationNumber (BCIN) on every document submitted for a building permit.This template orsomething similar shouldbe incorporated onto thedrawings, preferably in thetitle block.Hiring an Architect or Engineer. Architects are qualified and registered bythe Ontario Association of Architects (OAA) and Engineers are qualified by theProfessional Engineers Ontario (PEO). Architects and Engineers are not requiredto be registered or qualified with the Province of Ontario’s Ministry of MunicipalAffairs.Doing it yourself. If you have a good working knowledge of house constructionand the Ontario Building Code, you may design a residential project intended foryour own use. In some cases, such as if you plan on lowering a basement floor(underpin existing foundation walls), you may be required to hire an Engineer toprepare the drawings for you.23
Getting your permitSample property surveyObtaining a property survey and preparing your lotgrading planIn addition to the drawings that show how the project will be built, you willneed to provide drawings that show where the project will be built. There arethree key documents that show plan examiners how your project affects yourneighbours, your neighbourhood, and property.A property survey is a formal legal document prepared and sealed by aregistered Ontario Land Surveyor that describes your property. It is used toestablish the accurate dimensions of your lot, as well as the location of yourbuilding on that lot. It is not the same as a lot grading plan or site plan, somake sure you do not confuse them.25If you require a new property survey, contact a private land surveying companywhich can provide you with this service. Land surveying companies canbe found in the Yellow Pages under “Surveyors – Land,” or by visiting theAssociation of Ontario Land Surveyors (www.aols.org).A site plan shows where the proposed work will be built on a site. A site plan isnot sealed by a surveyor and is required in addition to a property survey.A lot grading plan, like a property survey, provides information on the lot suchas dimensions of the lot lines, the location of any existing and/or proposedbuildings, but also shows proposed changes to the elevations on the property. Agrading plan is required if you are building a new house.A lot grading plan must be prepared by a lot grading consultant. A lot gradingconsultant can be any of the following: an Ontario Land Surveyor;a Civil Engineer registered in Ontario;an Architect registered in Ontario;a registered Landscape Architect;or, a member of A.A.T.O or O.A.C.E.T.T.
Getting your permitOther drawings that may be required.For a complete list of required documentationand general information required for your project,visit toronto.ca/building-application-guides or callToronto Building at 416-397-5330.Cross sectionA 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 relateto each other.ElevationsElevations show all exterior views of a building. Elevation drawings may berequired for any project that would alter the exterior of your house.Floor plansFloor plans are required for each floor level that is affected by the proposedwork. For additions to existing buildings, floor plans of all or part of the existingbuilding may be required.HVAC designA Heating/Ventilation and Air Conditioning (HVAC) design is required for allnew mechanical systems serving each dwelling unit. Some additions may alsorequire a completed HVAC design.Roof planExisting and new roof and ceiling framing must be indicated on the plans. Ifengineered roof trusses are going to be used then the truss layout and designsare required to be submitted with the building permit. Also, any hip or girdertrusses must be noted on the floor plans.27
How do I makean application?You can submit your application two ways:1By email* to bldapplications@toronto.ca, or2In-person at Toronto Building customerservice 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, youmust include all of the required forms,drawings and, if required, site plans andgrading plans.Filling out an application might seem simple, but often there are additional typesof information and approvals that you have to provide with the permit applicationform for your application to be considered as complete.A full list of Application Guides for different types of building permits can befound online at toronto.ca/building-guides.*Most residential permit applications may be submitted by email. For a full listof projects eligible for email submission, visit toronto.ca/apply-building.29
Getting your permitExample: An application for a deck, veranda, or porchThe following forms must be submittedas part of your plans. Forms can bedownloaded online at: toronto.ca/buildingforms.Plans for decks and verandas must show thefollowing: Details of footings, including footing size, spacing,depth, height above grade and frost protectiondetails.Sizes and locations of all columns; sizes, locationsand spans of all beams.Stair construction details, including height anddepth of stair treads and headroom above stairs.Guard construction details, including informationabout openings and the location of the guards withrespect to stairways, landings, and edges of theproposed platform.1. Application for a Permit to Constructor Demolish: Used to capture projectinformation to begin processing thepermit application. 2. Schedule 1: Designer Information Used to identify who is responsible forthe design of the project.*A site plan must show the following:3. Tree Declaration - Used by Parks,Forestry, and Recreation to determine ifa protected tree will be affected by theproject. *Schedule 1 is not required to be completed by a holder of alicense, temporary licence, or a certificate of practice, issuedby the Ontario Association of Architects. Schedule 1 is also notrequired to be completed by a holder of a license to practise, alimited licence to practise, or a certificate of authorisation, issuedby the Association of Professional Engineers of Ontario Property lines, lot area, rights-of-way oreasements (referenced to a current survey).Location of existing/proposed buildings withoverall dimensions including setback dimensionsto property lines and adjacent buildings.Summary of permitted and proposed zoningprovisions to include lot area, building area (GFA),coverage, and grade elevations to confirm height.Dimensions of parking areas, driveways, hard &soft landscape treatments, accessory structures(sheds, decks, detached garages, etc).31
Getting your permitExample: Documents required for a complete applicationfor a new houseForms 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 Dat
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