Everyone seems to have a strong opinion on the process of getting a building permit, or perhaps a story of frustration, and I completely understand. Having to go through the permit process can be daunting, which is why I would like to pass on some of my inner wisdom from my own experiences.

I see too often what happens when a permit isn’t taken out when it should be, or when a permit wasn’t closed. The two weeks before you close on your house is usually when you are in the depths of packing and feeling overwhelmed. Imagine getting that call from your lawyer noting that there is an open permit on your property that has to be cleared before closing day! This of course is very stressful and everything is rushed and at risk of falling apart.

Now most of the time we can get this sorted out, but it can cause delays and other issues better to be avoided. I have had one seller having to accept a hold back of $20,000 until a deck could be fixed as it was winter and wasn’t done properly, and on another occasion, I’ve had a seller draw plans for a basement reno, get a permit after the fact, get that approved, and then have a building inspector come and note what didn’t get done correctly, which they then had to get fixed and inspected again…all in two weeks! This ended up with a delay on closing, which created chaos on the house she was buying, a sort of ripple affect.

If you are doing a renovation it is important to know when you need a building permit and when you don’t. The city website is loaded with information on this (links below), but for the most part, if you aren’t messing with moving walls, and putting in new plumbing or wiring, or building a deck you are pretty much good to go without a permit. It is always a good idea to check the city’s building site before starting on your specific project.

Another thing to note is that most contractors don’t automatically take out a permit. You are the homeowner and it’s up to you to ask the contractor if they are taking out a permit or if you need to get one yourself. A good contractor should know when you should, and a not so great contractor will ignore when they should. But, at the end of the day, you are the homeowner and it is your responsibility in making this choice, and if things go south, it will fall back on you not the contractor. They will walk away at the end of the job with no repercussions.

In my own experience, electricians and plumbers will take out a permit for you. Once the job is complete it is the Electrical Safety Authority for electric work, or Master Plumbing Inspector with the city who will be doing the inspections. It is important to know that whether it is wiring or plumbing, the inspectors will want to see the work before the drywall goes up, so make sure you plan the inspections accordingly.

If you are planning a deck, you will need drawings made to get a permit. You, as the homeowner, can do the drawings yourself, or you can pick up free deck building plans from a local hardware store. Make sure these building plans are Canadian and up to date with our current building codes, which you can check for on the official site for Ontario (linked below). You can also call a structural engineer to do the drawings for you. This is what I did when I rebuilt my own deck. It wasn’t a simple project as we have a slope on one side of our property, but now that the project is done, this deck isn’t going anywhere for the rest of my life!

If you are planning on moving a wall, or taking out a load bearing wall, you will definitely need to get proper drawings and go through the permit process. You could put the structure of your home at risk if you don’t spend the money and time to do this. Drawings can range in price from $2500-$5000, but it is much better to do this than to risk the structure of your home collapsing, in turn causing much more than that in repair.

If you are reading this and realize that you have completed a renovation that should have had a permit, I suggest you start pursuing a permit after the fact. It could cost you some money, but it could also save you a pile of money and a huge amount of frustration if you get “busted” and have to go through this process with little time.

Always call your realtor before you renovate for advice. Certain changes might seem well and good for you, but might cost you when it comes to selling. Your realtor will have insider knowledge as to what home changes help a sale and what might not. The city is also great for answer questions and you can always walk into city hall, first floor and talk to an actual person, if the website feels daunting.

You can also call me anytime if you have any questions, I am always more than willing to lend a hand. I hope this helps to ease some anxieties surrounding your project and good luck!

Building Permits: When to get one and how to reach success for your projects

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