A building permit is permission from your local authority to do construction work, granted before the work starts so an inspector can confirm it meets the building code. In almost all of Canada the permit is issued by the municipality, which is the authority having jurisdiction (AHJ). You usually need one for structural work, additions, decks above a certain height, finished basements, and any work that opens up walls for plumbing, electrical or HVAC. Minor cosmetic work such as painting, flooring, or swapping a fixture for another in the same spot generally does not need a permit.
When you need a permit
Permit triggers vary by municipality, but the common list across Canada covers:
- New buildings, additions and structural alterations
- Decks and porches above the height your municipality sets
- Finishing a basement or creating a secondary suite
- Plumbing changes behind walls, and new drainage or supply lines
- Major electrical work and new circuits
- HVAC installation and furnace or boiler changes
- Demolition
Work that usually does not need a permit includes painting, flooring, cabinet replacement, and replacing a fixture or appliance where no piping or wiring is changed. When in doubt, phone the building department before you start. It is free to ask and far cheaper than a stop-work order.
Who pulls the permit
The permit holder is the person legally responsible for the work meeting the code. That is normally:
- The contractor doing the work. A licensed contractor applies for and holds the permit. In some cities the contractor must also carry a municipal business or trade licence to be allowed to pull permits there.
- The homeowner. In most provinces a homeowner can pull a permit for work on a home they own and occupy, usually by signing a declaration that they will do the work themselves or take responsibility for it.
A journeyperson working as an employee normally cannot pull a permit in their own name. They work under the contractor's permit or the homeowner's permit. For gas and electrical work the rules are tighter (see The Canadian Electrical Code and The National Plumbing Code).
Quebec is different
Quebec runs the most distinctive system in the country. The Regie du batiment du Quebec (RBQ) does NOT issue building permits. Building permits in Quebec are issued by the municipality, and municipalities are required to notify the RBQ of permits they grant. The RBQ's job is contractor licensing, the Construction Code, and code enforcement, not handing out building permits. So in Quebec you still go to the municipality for the permit, but you must also hold the right RBQ contractor licence to do the work commercially.
The process, step by step
- Confirm whether you need one. Check with the municipal building department or its website.
- Prepare your application. This usually means drawings or plans, a site plan, a description of the work, and proof of any required licence or insurance.
- Submit and pay the fee. Permit fees are set by each municipality and vary widely, so get the current figure from your building department rather than assuming a number.
- Wait for review. The building department checks the application against the code and zoning rules.
- Receive the permit and start work. Post the permit on site if required, and book inspections at the stages your permit specifies (see Inspections and Occupancy).
Common mistakes
- Starting before the permit is issued. Working ahead of approval risks a stop-work order and can force you to uncover finished work.
- Assuming a fixed fee. Permit fees are municipal and vary a great deal. Always confirm the current local figure.
- Letting the wrong person pull it. An employee journeyperson generally cannot hold the permit; it sits with the contractor entity or the owner.
- Forgetting the licence layer. Some cities require their own business or trade licence before you can pull a permit there, on top of any provincial trade certification.
Common questions
Do I always need a permit?
No. Most structural, electrical, gas, plumbing and new-construction work needs a permit before you start, but minor and cosmetic work (painting, flooring, like-for-like repairs) usually does not. The thresholds are set by your municipality and vary, so confirm locally.
Does the building code or the city decide?
Both. The National Building Code, adapted as your provincial code, sets the technical standards, but your municipality (the authority having jurisdiction) decides whether a permit is needed and inspects the work. The municipality has the final say.
What happens if I skip the permit?
Unpermitted work can mean a stop-work order, fines, having to open up finished work for inspection, and problems when the owner sells or insures the property. It is far cheaper to pull the permit than to fix an unpermitted job later.
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