Do you need a permit? A plain guide for Toronto homeowners

The question I answer most often in first consultations. The short version: cosmetic work rarely needs one, anything structural, plumbing or exterior usually does.

Toronto Building issues permits for work that changes structure, adds or moves plumbing, changes how a space is used, or alters the outside of the house. Replacing cabinets, flooring, tile and paint does not need a permit. Taking out a wall, adding a bathroom, building a rear addition or underpinning a basement does.

The walls you want to remove

In a Victorian semi on a typical Annex or Leslieville lot, the wall between the front and back parlour often carries the joists above. Removing it means a steel or LVL beam, posts down to new footings and drawings stamped by a structural engineer. Budget four to eight weeks for the permit if the drawings are complete the first time. Incomplete drawings are the main reason permits stall.

A rear addition brings zoning into play. If the design exceeds what the zoning by-law allows for depth, height or side setback, you apply to the Committee of Adjustment for a minor variance before the building permit. Add three to five months and a notice to your neighbours. I always check the zoning before we draw anything, because a beautiful design that needs four variances is a design that may not get built.

Condos have their own rules

In a condo the city permit is often the easier part. Your building will want an alteration agreement, proof of insurance from the contractor, an acoustic underlay rated for impact noise under any new hard flooring, and work limited to set hours. Moving a sink more than a short distance from the stack is usually not possible, so check before you fall in love with an island.

My rule: if you are unsure, assume you need a permit and ask. A stop-work order halfway through a kitchen costs far more than the application ever would.