Building permit건축 허가, 빌딩 퍼밋

What is it?

A building permit is the city’s written permission to do a construction job. Section 8 of Ontario’s Building Code Act, 1992 says no one may construct or demolish a building until the chief building official has issued a permit.

When you apply, the city reviews your drawings against the Ontario Building Code, zoning (land-use rules) and other laws. The Act says the permit must be issued if the work complies, and must be refused if it would break zoning or any other applicable law.

The permit is only the start. City inspectors check the work at set stages, and the permit is "closed" only after the final inspection passes.

Which jobs need one?

These are common examples from the City of Toronto. The list is not complete; if unsure, ask Toronto Building (416-397-5330).

Work that needs no permit must still comply with zoning. The Act also requires a permit when a change of use increases the hazard, even with no construction (Building Code Act s. 10).

Step by step

1. Check zoning: make sure the plan complies with zoning. If not, you need a minor variance (a small exception) before a permit can be issued.
2. Apply: follow the application guide for your type of project and submit drawings, forms and fees. Toronto takes applications online.
3. Review: a city examiner checks the plans against the Building Code, zoning and other laws. If something is missing, you get a notice and respond.
4. Permit issued: start the work only after you have the permit.
5. Stage inspections: book an inspection at each required stage (footings, framing, insulation, plumbing and so on). Do not cover work before it is inspected.
6. Final inspection and closing: when the work is done, book the final inspection to close the permit. Toronto says owners are required to schedule a final inspection to close the permit.

What is an open permit?

An open permit is one that was issued but never closed: the work was never started, was started and abandoned, or was finished but never inspected. A permit stays open until every required inspection is complete.

Toronto treats a permit with no inspection for 18 months or more as dormant. If a permit is more than 18 months old and no inspection has ever been requested, the City sends a Notice of Intention to Revoke. The notice does not mean the permit is already revoked. But if you do not request an inspection by the date in the letter and show that the work has really started, the permit will be revoked. To start or resume the work after that, you must apply for a new permit and pay the fees again, and work already done under the revoked permit may be treated as a violation of the Building Code Act and the Toronto Municipal Code.

Why it matters when you buy: the City says open permits may delay or complicate real estate transactions, that buyers and lenders may require proof the work was completed and inspected, and that a lawyer may advise against buying. And a permit taken out by a previous owner becomes the current registered owner’s responsibility to close.

What if work was done without a permit?

• Toronto charges a "work without permit" administrative fee on work that started without one: an extra 50 percent of the permit fees for the project, with minimum and maximum amounts the City updates from time to time.
• All work must stop while the application is processed, and you may have to undo finished work or do extra structural or mechanical work.
• An inspector who finds a contravention can issue an order to comply (Building Code Act s. 12), and the order can be registered on title. Anyone who buys the land after registration is deemed to have been served with the order (s. 12 (6)). In other words, a previous owner’s violation becomes yours.
• Breaking the Act is an offence under Ontario law (a provincial offence, not a criminal one). On conviction, a person can be fined up to $50,000 for a first offence and up to $100,000 for a later one (s. 36 (3)). For a corporation the maximum is $500,000 for a first offence and $1,500,000 for a later one (s. 36 (4)).
• Even if a contractor told you no permit was needed, the owner pays the fees and penalties. The City says so explicitly.
• It can cause problems when you sell or make an insurance claim. An unpermitted basement unit also affects tenant safety and fire insurance.

How do buyers check?

• Ask the seller: request the permits and final inspection records for additions, basement finishing, decks and added units. "Newly renovated" in a listing does not mean permitted.
• City records: Toronto’s Building Permit Application & Inspection Status site shows permits and inspection status for applications up to 10 years old.
• Property Information Report: a report your lawyer orders from the city, also called a "property compliance letter" in Toronto. It lists issued permits, inspection status and outstanding orders under the Building Code, the Zoning By-law and the Property Standards By-law. From January 1, 2026 the fee is $214.79 and it takes about five business days.
• Home inspection: if the inspector flags work that looks unpermitted (a removed bearing wall, rough plumbing), match it against the city records.
• The contract: if there is an open permit or an order, your lawyer sends a requisition asking the seller to close or fix it before closing. You can also write a condition into the offer that all permits be closed before closing.
• Title insurance: some policies cover loss from unpermitted work or orders you did not know about when you bought. Coverage varies by policy, so ask your lawyer.

Example

Condos and new builds

Work inside a condo unit that touches structure, plumbing or heating needs a city permit, and separately the condo corporation’s approval. Common elements (pipes inside walls, balconies) belong to the corporation, so often you cannot change them at all.

A builder of new homes must hold an HCRA (Home Construction Regulatory Authority) licence. The Act says a permit must not be issued to an unlicensed builder or vendor (s. 8 (2) (b)). For a pre-construction home, your lawyer checks the permit history and occupancy before closing.

Toronto offers pre-approved standard plans for garden suites, laneway suites and multiplexes to shorten the permit process.

What to watch out for

• A permit with no final inspection is still an open permit. Look at the inspection record, not just the permit.
• A previous owner’s open permits and registered orders become your responsibility when you buy.
• A basement unit without a permit can be illegal even where zoning allows one. With a tenant in place the problem is bigger.
• Rules and fees differ by city. Outside Toronto, check with that city’s building department.
• If you plan a renovation, check permit feasibility and zoning before you make an offer, and remember that you, not the contractor, are responsible for the permit.