If you’re planning a custom home, a second-storey addition, basement underpinning, or a major renovation in Toronto, permits aren’t a “paperwork step” — they’re the gate that decides when your project can legally start and how smoothly it moves once it does.
custom home building in Toronto
At KingsGate Luxury Homes, we build and manage permit-ready projects across Toronto and the GTA. This guide explains what homeowners actually need to know:
- when a building permit is required
- what Toronto Building typically expects in a submission
- how the review process works, what causes delays
- how to keep inspections from becoming a schedule problem
Quick note: This is a homeowner-friendly overview. Requirements can change and can vary by property conditions and scope. When in doubt, verify with Toronto Building and your design team.
What is a building permit in Toronto?
A Toronto building permit is formal permission from the City to begin construction work that affects a building’s structure, systems, or regulated life-safety requirements. Toronto Building reviews your drawings and documents for compliance with the Ontario Building Code, applicable zoning rules, and other laws that apply to your project.
Think of it this way:
- Planning/zoning determines what you’re allowed to build on the lot.
- Building permit review verifies the design can be built safely and code-compliantly.
- Inspections confirm the work matches the approved permit drawings as construction progresses.
Toronto building permit overview
When do you need a building permit in Toronto?
As a rule of thumb, you typically need a permit if the work:
- Changes structure (new beams, removing load-bearing walls, underpinning, additions)
- Alters building systems (plumbing/HVAC changes that require permits, fire separations, etc.)
- Adds area or changes use (new floor area, new dwelling units, conversions)
- Involves a new build or demolition with replacement
Often you do NOT need a building permit for purely cosmetic updates (paint, flooring, cabinets) — but “cosmetic” becomes “structural” fast in older Toronto homes. If your plan includes openings, framing, plumbing changes, or underpinning, treat it as permit territory.
Express Building Permits in Toronto (fast-track projects)
Toronto offers “Express Building Permits” for specific project types, which can reduce friction for common residential work (when your submission meets the enhanced requirements). Express services commonly include decks/porches, interior alterations, detached ancillary structures, basement walkouts/underpinning, and some 1–2 unit conversions.
If your project fits Express, it’s worth using that path—because it clarifies required documents upfront and helps you track the submission through the portal.
Building permit vs. Committee of Adjustment: the Toronto reality
A common Toronto delay isn’t “the permit.” It’s **zoning compliance**.
If your proposal doesn’t fit the zoning envelope (setbacks, height, lot coverage, building length, etc.), you may need a Minor Variance through the Committee of Adjustment (CoA) before a building permit can be issued for the non-compliant parts.
What this means for homeowners:
You don’t want to design a full permit set first and discover you need a CoA hearing later. The fastest projects usually start with a feasibility/zoning pass early, then proceed into permit-ready drawings.
The KingsGate “permit-ready” roadmap (step-by-step)
Step 1: Confirm scope + do a feasibility check first
Before design gets detailed, confirm:
- What you’re trying to build (square footage, storeys, basement work, additions)
- Any likely zoning pressure points (height, rear/side yard, coverage)
- Whether you’re in a special overlay scenario (heritage constraints, tree constraints, etc.)
Outcome: a clear “permit path” (straight permit vs. CoA-first vs. additional approvals).
Step 2: Build a coordinated drawing set (not “pretty drawings”)
Toronto Building reviews clarity and coordination. The fastest files usually have:
- A clean site plan with zoning summary
- Fully dimensioned floor plans for every level
- Elevations showing heights, slopes, openings, and exterior conditions
- Building sections and typical construction details
- Structural design where required
- Energy compliance documentation where required
- Grading/drainage information when required for infill/new builds
Step 3: Submit correctly (format matters more than people expect)
A surprising amount of delay comes from submission hygiene:
- Missing forms, missing signatures/stamps (where applicable), or inconsistent drawing notes
- Files that aren’t prepared in the City’s preferred electronic format conventions
- Drawing sets that don’t match each other (floor plans vs elevations vs sections)
As of February 16, 2026, Toronto requires an updated Application for a Permit to Construct or Demolish form—make sure your submission uses the latest version.
Step 4: Manage review comments quickly (this is where schedules are won)
When Toronto Building issues review comments, speed comes from:
- A single coordinator tracking every comment and revision
- A clean response package that clearly shows what changed
- Same-day triage of “simple fixes” vs “design-impacting fixes”
Step 5: Permit issued → plan inspections like a schedule, not a surprise
Once you have the permit:
- Keep the approved permit drawings accessible on site
- Don’t cover work before the required inspection stage
- Book inspections early enough that trades aren’t waiting
This is where disciplined project management prevents the “we lost two weeks” story.
how to build a custom home in Toronto
How to request a Toronto Building inspection (and avoid schedule stalls)
Toronto allows permit holders to request, reschedule, or cancel inspections through the official inspection request portal. Inspections are conducted Monday to Friday during City hours, and you can book starting from the next business day (and up to a few weeks in advance).
KingsGate tip: book inspections as soon as the work stage is realistically ready—waiting until the last minute is one of the most common causes of trade downtime.
How to Close a Building Permit in Toronto (Final Inspection + Proof of Closure)
A Toronto building permit stays open until all required inspections are completed and the permit is officially closed. Toronto notes you close a permit by booking a final inspection when the work is complete—open permits can create issues later (including during resale or future permit applications). For details, see the City’s Closing Building Permits page.
Step 1: Request the final inspection
Book the final inspection using Toronto’s official Request a Building Inspection process (have your permit number ready).
Step 2: Be ready to show compliance
Keep the approved permit drawings available. If earlier inspections were missed or the permit has been inactive, Toronto may require additional documents before the permit can be closed (follow the City’s closeout instructions for your permit type).
Step 3: Confirm the permit is closed
After the final inspection passes, verify the closeout using the City’s Building Permit Application & Inspection Status tool. If you need formal inspection-stage confirmation, order an Inspection Status Report
Important: Toronto warns that if an open permit is more than 18 months old and no inspections have been requested, the City may issue a Notice of Intention to Revoke. If you receive one, follow the letter instructions—typically you must request an inspection (to close it or keep it open) or request revocation by the deadline.
What documents are typically required for a new custom home permit in Toronto?
For new builds (and many major projects), Toronto commonly expects documentation that covers:
- Site plan / survey-based plan (property lines, setbacks, zoning summary)
- Lot grading / drainage plan (especially common for infill new homes)
- Floor plans (fully dimensioned, all levels)
- Roof plan
- Elevations (heights, exterior finishes, openings)
- Sections (assemblies, floor-to-floor heights, stairs)
- Construction details and notes
- Energy compliance documentation where applicable
- Structural (foundation, framing, engineered components) where required
The exact list depends on scope, but the principle is consistent: a complete, coordinated package gets reviewed faster than a “phase 1” package that triggers multiple deficiency cycles.
Toronto’s new house permit application guide
Building permit fees in Toronto (2026 fee math + real examples)
Toronto calculates many permit fees using a simple formula:
Permit fee = Service Index (SI) × Floor Area (m²)
Plus a minimum permit fee (even for small work) and additional charges in some cases.
For the most current rates and classifications, confirm your numbers against the Toronto Building permit fee schedule.
Key fee rules homeowners should know:
- Minimum permit fee: $214.79 (2026)
- Hourly examination/inspection rate (for certain situations): $92.79/hour
- Fee changes: permit fees increased 4% effective January 1, 2026
- No permit is issued until all applicable fees and charges are paid (some development-related charges may require EFT/wire transfer)
Common residential rates and flat fees (Toronto fee schedule):
- New single-family / low-rise residential construction: $18.56 per m²
- Interior alterations (Group C, E, F): $11.53 per m²
- Basement finishing (existing dwellings/townhouses): $6.20 per m²
- Residential decks/porches/carports: $214.79 (flat fee)
- Single-family detached garages/accessory structures: $214.79 (flat fee)
- Underpinning: $12.37 per linear metre
- Each new residential unit (when applicable): $56.33 per unit
Example permit fee estimates (based on the City’s 2026 schedule)
These are permit-fee examples only (always confirm your exact classification and current schedule):
- Finish a 500 sq ft basement (≈46.45 m²)
Estimated permit fee: 46.45 × $6.20 ≈ $288 - Add 1,000 sq ft of new residential area (≈92.90 m²)
Estimated permit fee: 92.90 × $18.56 ≈ **$1,724** - Interior alteration area of 500 sq ft (≈46.45 m²)
Estimated permit fee: 46.45 × $11.53 ≈ $536
KingsGate advice: treat the permit fee as one line item. Depending on scope, you may also face separate approvals/charges (and separate permits for certain work). We budget using the current fee schedule during pre-construction so the “permit phase” doesn’t surprise you later.
How long does a Toronto building permit take?
Timelines depend on:
- Complexity (new build vs. interior alteration)
- Whether zoning is compliant or requires CoA
- Submission quality (complete package vs. missing documents)
- Review comments and resubmission speed
The lever you control: submission completeness + response speed. That’s why “permit-ready” documentation is one of the highest ROI decisions in the whole project.
cost per square foot to build a house in Toronto
Toronto building permit status meanings (Under Review, On Hold, Notice Sent, Issuance Pending)
Toronto’s status tool uses specific labels. Here’s what the most common ones usually mean:
- Not Started: application accepted; review hasn’t begun
- Under Review: examiner is actively reviewing
- On Hold: missing information; review pauses until you respond
- Notice Sent: deficiencies/outstanding items identified; examiner is waiting for your response
- Issuance Pending: review complete, but other approvals and/or fees are outstanding
How long is a Toronto building permit valid once issued?
Toronto notes that construction activities for an approved building permit must begin within 6 months after issuance. If your timeline is slipping, treat extensions and permit maintenance as part of the project management plan—not an afterthought.
Common reasons permits get delayed (and how KingsGate avoids them)
1) Zoning is discovered late
Fix: feasibility check early; if CoA is likely, plan it upfront.
2) Drawings aren’t coordinated
Fix: one coordinated model of the home — plans, elevations, and sections align.
3) Missing required supporting documents
Fix: submission checklist built around scope (new build, addition, underpinning, etc.).
4) Slow comment-response cycle
Fix: a tracked review log + fast turnaround on revisions.
5) Inspections become bottlenecks
Fix: inspection stages are scheduled into the construction timeline, not added after trades are ready.
Do you need a building permit in Toronto? (Quick checklist by project type)
Below is a practical “permit vs. no-permit” snapshot for common Toronto projects. When in doubt, confirm with Toronto Building before starting.
Usually requires a building permit in Toronto
- Finishing a basement when you’re doing any structural/material changes, modifying heating/plumbing, adding an entrance, or underpinning
- Removing or modifying load-bearing walls (structural change)
- Second-storey additions / rear additions / new floor area
- Basement underpinning / lowering and many basement entrances
- Decks more than 60 cm (24″) above grade, or decks that form part of a required exit
- Adding a second suite / creating additional dwelling units
- Laneway suites and garden suites (new accessory dwelling construction)
- Detached garages / accessory structures (most new structures and many replacements)
Often does NOT require a building permit (examples)
- Paint, flooring, trim, cabinetry if you are not changing structure, fire separations, plumbing/HVAC routes, or creating new regulated spaces
(These are examples, not an exhaustive list—zoning and other rules can still apply.)
Helpful Toronto reference pages (worth linking in-line):
- When do I need a building permit? (including basement triggers + deck height rule)
- Decks and porches guide
- Residential underpinning guide
What happens if work is done without a permit?
Beyond potential enforcement risk, the real long-term issues are:
- You may be required to open walls or uncover work to prove compliance
- Insurance and resale can get complicated if work wasn’t approved/inspected
- Open or unresolved permit issues can slow future permits and transactions
The best time to “solve permits” is before construction begins — not at resale.
How KingsGate Luxury Homes helps with Toronto permits
KingsGate supports a permit-ready process for:
What we do differently is treat approvals like a managed scope:
- Early feasibility and zoning guidance
- Permit-ready documentation coordination
- Comment management and revision tracking
- Inspection scheduling integrated into the build plan
If you want to discuss your property and your likely permit path, book a consultation with KingsGate.
FAQs: Toronto building permits (custom homes + renovations)
1) Do I need a building permit to renovate a house in Toronto?
If the work affects structure, systems, or regulated items (like fire separations or egress), yes. Cosmetic-only changes usually don’t.
2) Do I need a Committee of Adjustment before I can get a building permit?
Only if your design requires zoning relief (minor variances). Many projects are straight permits — the key is confirming early.
3) What drawings do I need for a Toronto building permit?
Typically: site plan, floor plans, elevations, sections, construction details, and any structural/energy/grading documents required by scope.
4) Can a homeowner apply for a building permit in Toronto?
Yes, but you’re still responsible for code-compliant design, clear documentation, and passing inspections. Many homeowners use a qualified designer/architect/engineer team to reduce risk.
5) How do inspections affect timeline?
Inspections are gates. If they’re not planned and booked, trades can’t close walls or move to the next stage without risking rework.
6) How do I check the status of my permit application?
Toronto provides an online status tool where you can track whether your file is under review, on hold, issuance pending, or issued.
7) Do I need a permit to finish a basement in Toronto?
Sometimes. Toronto lists specific triggers—if the basement work includes structural/material alterations, installing/modifying heating or plumbing, excavating/foundations, underpinning, or building a basement entrance, you need a permit.
8) Do I need a permit to build a deck in Toronto?
Often, yes. Toronto notes a permit is required for a deck more than **60 cm (24″) above grade**, and there are also exceptions and conditions for low platforms—always confirm based on your exact design.
9) What does “On Hold” or “Notice Sent” mean on my permit status?
Toronto defines common statuses. “On Hold” typically means missing information; “Notice Sent” means the examiner has identified deficiencies and is waiting on your response; “Issuance Pending” can mean the review is complete but fees/other approvals are outstanding.
10) What if the previous owner did work without permits?
The risk isn’t just fines—unpermitted work may require you to open up finished areas so compliance can be verified, and it can complicate insurance/resale. The cleanest path is to get professional guidance and legalize the work properly rather than hoping it never comes up.
11) Do I need separate permits for electrical work?
Often, yes—electrical work in Ontario typically requires notification/permit through the Electrical Safety Authority (ESA), separate from the City building permit. Keep this coordinated so inspections don’t stall finishes.
12) Do laneway suites and garden suites require building permits?
Yes—Toronto publishes dedicated application guides for both, including required forms and documentation.
13) Do I need a permit to remove a load-bearing wall in Toronto?
Yes. Removing or modifying a load-bearing wall is a structural/material alteration and typically requires a building permit in Toronto. See the When do I need a building permit? section above.
14) How do I check for open permits before buying a house in Toronto?
Use the City’s Building Permit Application and Inspection Status page to look up active permits. For inspection-stage clarity, you can purchase an Inspection Status Report (shows which stages have passed/not passed/outstanding).
15) What if my inspector isn’t responding or my inspection is delayed?
Make sure your inspection is actually scheduled through the City’s official Request a Building Inspection channel (you’ll need your permit number). If you still can’t resolve it, contact Toronto Building Customer Experience with your permit number and address.
16) Do I need a permit for a basement bathroom or new plumbing in Toronto?
Often, yes. Toronto states a permit is required for work that includes installing or modifying plumbing systems (a common trigger when adding a basement bathroom). Confirm details on the City’s when a building permit is required page.
Next step: get a permit-ready plan before you commit to construction
If you’re planning a custom build, addition, or major renovation in Toronto, a permit-ready approach reduces delays, surprises, and rework.
Talk to KingsGate Luxury Homes about feasibility, approvals, and how to structure your project so it moves from design → permit → construction with control.